Document:

exv10w51

Exhibit 10.51

AMENDED AND RESTATED

CONSTRUCTION AGREEMENT

(RTP DATA CENTER)

BETWEEN

NETWORK APPLIANCE, INC.

(“NAI”)

AND

BNP PARIBAS LEASING CORPORATION

(“BNPPLC”)

November 29, 2007
 

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page	 
	ENGAGEMENT AND AUTHORIZATION 	 	 	1	 
	 
	 	 	 	 
	GENERAL TERMS AND CONDITIONS 	 	 	2	 
	 
	 	 	 	 
	1   Additional definitions
	 	 	2	 
	“97-10/Maximum Permitted Prepayment”
	 	 	2	 
	“97-10/Meltdown Event”
	 	 	2	 
	“97-10/Prepayment”
	 	 	3	 
	“97-10/Project Costs”
	 	 	3	 
	“97-10/Pronouncement”
	 	 	4	 
	“NAI’s Estimate of Force Majeure Delays”
	 	 	4	 
	“NAI’s Estimate of Force Majeure Excess Costs”
	 	 	4	 
	“Accrued Construction Period Interest Expense”
	 	 	4	 
	“Administrative Fee”
	 	 	5	 
	“Affiliate’s Contract”
	 	 	5	 
	“Arrangement Fee”
	 	 	5	 
	“Capital Adequacy Charges”
	 	 	5	 
	“Carrying Costs”
	 	 	5	 
	“Commitment Fee Rate”
	 	 	5	 
	“Commitment Fees”
	 	 	6	 
	“Complete Taking”
	 	 	7	 
	“Completion Date”
	 	 	7	 
	“Completion Notice”
	 	 	7	 
	“Construction Advances”
	 	 	7	 
	“Construction Advance Request”
	 	 	7	 
	“Construction Allowance”
	 	 	7	 
	“Construction Budget”
	 	 	7	 
	“Construction Project”
	 	 	7	 
	“Covered Construction Period Losses”
	 	 	8	 
	“Defective Work”
	 	 	8	 
	“FOCB Notice”
	 	 	8	 
	“Force Majeure Event”
	 	 	8	 
	“Funded Construction Allowance”
	 	 	8	 
	“Future Work”
	 	 	9	 
	“Ground Lease Rents”
	 	 	9	 
	“Increased Cost Charges”
	 	 	9	 
	“Increased Commitment”
	 	 	9	 
	“Increased Funding Commitment”
	 	 	9	 
	“Increased Time Commitment”
	 	 	9	 
	“Initial Advance”
	 	 	9	 

 

 

TABLE OF CONTENTS
(Continued)

	 	 	 	 	 
	 	 	Page	 
	 	 	 	 
	“Maximum Construction Allowance”
	 	 	9	 
	“Notice of NAI’s Intent to Terminate”
	 	 	9	 
	“Notice of NAI’s Intent to Terminate Because of a Force Majeure Event”
	 	 	9	 
	“Notice of Termination by NAI”
	 	 	9	 
	“Outstanding Construction Allowance”
	 	 	9	 
	“Owner’s Election to Continue Construction”
	 	 	9	 
	“Pre-lease Casualty”
	 	 	9	 
	“Pre-lease Force Majeure Delays”
	 	 	10	 
	“Pre-lease Force Majeure Event”
	 	 	10	 
	“Pre-lease Force Majeure Event Notice”
	 	 	10	 
	“Pre-lease Force Majeure Excess Costs”
	 	 	10	 
	“Pre-lease Force Majeure Losses”
	 	 	10	 
	“Prior Work”
	 	 	11	 
	“Projected Cost Overruns”
	 	 	11	 
	“Reimbursable Construction Period Costs”
	 	 	11	 
	“Remaining Proceeds”
	 	 	12	 
	“Scope Change”
	 	 	12	 
	“Target Completion Date”
	 	 	12	 
	“Termination of NAI’s Work”
	 	 	12	 
	“Third Party Contract”
	 	 	12	 
	“Third Party Contract/Termination Fees”
	 	 	12	 
	“Timing or Budget Shortfall”
	 	 	12	 
	“Upfront Fees”
	 	 	13	 
	“Work”
	 	 	13	 
	“Work/Suspension Event”
	 	 	13	 
	“Work/Suspension Notice”
	 	 	14	 
	“Work/Suspension Period”
	 	 	14	 
	 
	 	 	 	 
	2 Construction and Management of the Property by NAI
	 	 	14	 
	(A) The
Construction Project
	 	 	14	 
	(1) Construction Approvals by BNPPLC
	 	 	14	 
	(a) Preconstruction Approvals by BNPPLC
	 	 	14	 
	(b) Approval of Scope Changes
	 	 	14	 
	(2) NAI’s Right to Possession and to Control Construction
	 	 	15	 
	(a) Performance of the Work
	 	 	15	 
	(b) Third Party Contracts
	 	 	16	 
	(c) Adequacy of Drawings, Specifications and Budgets
	 	 	16	 
	(d) Existing Condition of the Land and Improvements
	 	 	16	 

(ii)

 

TABLE OF CONTENTS
(Continued)

	 	 	 	 	 
	 	 	Page	 
	 	 	 	 
	(e) Correction of Defective Work
	 	 	16	 
	(f) Clean Up
	 	 	17	 
	(g) No Damage for Delays
	 	 	17	 
	(h) No Fee For Construction Management
	 	 	17	 
	(3) Quality of Work
	 	 	17	 
	(B) Completion Notice
	 	 	17	 
	(C) Status of Property Acquired With BNPPLC’s Funds
	 	 	18	 
	(D) Insurance
	 	 	18	 
	(1) Liability Insurance
	 	 	18	 
	(2) Property Insurance
	 	 	19	 
	(3) Failure of NAI to Obtain Insurance
	 	 	19	 
	(4) Waiver of Subrogation
	 	 	19	 
	(E) Condemnation
	 	 	20	 
	(F) Additional Representations, Warranties and Covenants of NAI Concerning the
Property
	 	 	20	 
	(1) Payment of Local Impositions
	 	 	20	 
	(2) Operation and Maintenance
	 	 	21	 
	(3) Debts for Construction, Maintenance, Operation or Development
	 	 	22	 
	(4) Permitted Encumbrances and the Ground Lease
	 	 	22	 
	(5) Books and Records Concerning the Property
	 	 	22	 
	(G) BNPPLC’s Right of Access
	 	 	23	 
	(1) Access Generally
	 	 	23	 
	(2) Failure of NAI to Perform
	 	 	23	 
	 
	 	 	 	 
	3 Amounts to be Added to the Lease Balance (in Addition to Construction Advances)
	 	 	24	 
	(A) Initial Advance
	 	 	24	 
	(B) Carrying Costs
	 	 	25	 
	(C) Commitment Fees
	 	 	25	 
	(D) Future Administrative Fees and Out-of-Pocket Costs
	 	 	26	 
	(E) Increased Cost Charges and Capital Adequacy Charges
	 	 	26	 
	(F) Ground Lease Payments
	 	 	27	 
	 
	 	 	 	 
	4 Construction Advances
	 	 	27	 
	(A) Costs Subject to Reimbursement Through Construction Advances
	 	 	27	 
	(B) Exclusions From Reimbursable Construction Period Costs
	 	 	29	 
	(C) Conditions to NAI’s Right to Receive Construction Advances
	 	 	29	 
	(1) Construction Advance Requests
	 	 	29	 
	(2) Amount of the Advances
	 	 	30	 
	(a) The Maximum Construction Allowance
	 	 	30	 

(iii)

 

TABLE OF CONTENTS
(Continued)

	 	 	 	 	 
	 	 	Page	 
	 	 	 	 
	(b) Costs Previously Incurred by NAI
	 	 	30	 
	(c) Limits During any Work/Suspension Period
	 	 	31	 
	(d) Restrictions Imposed for Administrative Convenience
	 	 	31	 
	(3) No Advances After Certain Dates
	 	 	31	 
	(D) Breakage Costs for Construction Advances Requested But Not Taken
	 	 	31	 
	(E) No Third Party Beneficiaries
	 	 	32	 
	(F) No Waiver
	 	 	32	 
	 
	 	 	 	 
	5 Application of Insurance and Condemnation Proceeds
	 	 	32	 
	(A) Collection and Application Generally
	 	 	32	 
	(B) Advances of Escrowed Proceeds to NAI
	 	 	33	 
	(C) Status of Escrowed Proceeds After Commencement of the Term of the Lease
	 	 	33	 
	(D) Special Provisions Applicable After a 97-10/Meltdown Event or Event of Default
	 	 	33	 
	(E) NAI’s Obligation to Restore
	 	 	33	 
	(F) Special Provisions Concerning a Complete Taking
	 	 	34	 
	 
	 	 	 	 
	6 Notice of Cost Overruns and Pre-lease Force Majeure Events
	 	 	34	 
	(A) Notice of Projected Cost Overruns
	 	 	34	 
	(B) Pre-lease Force Majeure Event Events and Notices
	 	 	34	 
	 
	 	 	 	 
	7 Suspension and Termination of NAI’s Work
	 	 	34	 
	(A) Rights and Obligations During a Work/Suspension Period
	 	 	34	 
	(B) NAI’s Election to Terminate NAI’s Work
	 	 	34	 
	(C) BNPPLC’s Election to Terminate NAI’s Work
	 	 	38	 
	(D) Surviving Rights and Obligations
	 	 	38	 
	(E) Cooperation After a Termination of NAI’s Work
	 	 	38	 
	 
	 	 	 	 
	8 Continuation of Construction by BNPPLC
	 	 	40	 
	(A) Owner’s Election to Continue Construction
	 	 	40	 
	(1) Take Control of the Property
	 	 	40	 
	(2) Continuation of Construction
	 	 	40	 
	(3) Arrange for Turnkey Construction
	 	 	41	 
	(4) Suspension or Termination of Construction by BNPPLC
	 	 	41	 
	(B) Powers Coupled With an Interest
	 	 	42	 
	 
	 	 	 	 
	9 NAI’s Obligation for 97-10/Prepayments
	 	 	42	 
	 
	 	 	 	 
	10 Indemnity for Covered Construction Period Losses
	 	 	43	 

(iv)

 

TABLE OF CONTENTS
(Continued)

	 	 	 	 	 
	 	 	Page	 
	 	 	 	 
	(A) Covenant to Indemnify Against Covered Construction Period Losses
	 	 	43	 
	(B) Certain Losses Included or Excluded
	 	 	44	 
	(1) Back to Back Claims by Participants Against BNPPLC
	 	 	44	 
	(2) Environmental
	 	 	45	 
	(3) Failure to Maintain a Safe Work Site
	 	 	45	 
	(4) Failure to Complete Construction
	 	 	46	 
	(5) Fraud
	 	 	46	 
	(6) Excluded Taxes and Established Misconduct
	 	 	46	 
	(C) Express Negligence Protection
	 	 	46	 
	(D) Survival of Indemnity
	 	 	47	 
	(E) Due Date for Indemnity Payments
	 	 	47	 
	(F) Order of Application of Payments
	 	 	47	 
	(G) Defense of BNPPLC
	 	 	47	 
	(1) Assumption of Defense
	 	 	47	 
	(2) Indemnity Not Contingent
	 	 	47	 
	(H) Notice of Claims
	 	 	48	 
	(I)  Withholding of Consent to Settlements Proposed by NAI
	 	 	48	 
	(J)  Settlements Without the Prior Consent of NAI
	 	 	48	 
	(1) Election to Pay Reasonable Settlement Costs in Lieu of Actual
	 	 	48	 
	(2) Conditions to Election
	 	 	49	 
	(3) Indemnity Survives Settlement
	 	 	49	 
	(K) No Authority to Admit Wrongdoing on the Part of NAI
	 	 	49	 
	(L) Refunds of Covered Construction Period Losses Paid by NAI
	 	 	50	 
	(1) Payment by BNPPLC After Refund
	 	 	50	 
	(2) Meaning of Refund
	 	 	50	 
	(3) Conditions to Payment
	 	 	51	 
	 
	 	 	 	 
	11 Characterization of Operative Documents; Remedies
	 	 	51	 
	(A) Characterization of Operative Documents
	 	 	51	 
	(1) Confirmation of Lien and Security Interest Granted in the Lease
	 	 	51	 
	(2) Foreclosure Remedies
	 	 	51	 
	(B) Notice Required So Long As the Purchase Option Continues Under the Purchase
Agreement
	 	 	52	 
	(C) Remedies Cumulative
	 	 	52	 
	(D) Third Party Estoppels
	 	 	53	 
	 
	 	 	 	 
	12 Amendment and Restatement of Prior Construction Agreement
	 	 	53	 

(v)

 

TABLE OF CONTENTS
(Continued)

Exhibits and Schedules

	 	 	 
	Exhibit A

	 	Legal Description
	 
	 	 
	Exhibit B

	 	Description of the Construction Project and Budget
	 
	 	 
	Exhibit C

	 	Construction Advance Request Form
	 
	 	 
	Exhibit D

	 	Pre-lease Force Majeure Event Notice
	 
	 	 
	Exhibit E

	 	Notice of Termination by NAI’s Work
	 
	 	 
	Exhibit F

	 	Notice of NAI’s Intent to Terminate
	 
	 	 
	Exhibit G

	 	Notice of Increased Funding Commitment by BNPPLC
	 
	 	 
	Exhibit H

	 	Notice of Increased Time Commitment by BNPPLC
	 
	 	 
	Exhibit I

	 	Notice of Rescission of NAI’s Intent to Terminate
	 
	 	 
	Exhibit J

	 	Form of Contractor Estoppel
	 
	 	 
	Exhibit K

	 	Form of Design Professional Estoppel

(vi)

 

AMENDED AND RESTATED

CONSTRUCTION AGREEMENT

(RTP DATA CENTER)

     This AMENDED AND RESTATED CONSTRUCTION AGREEMENT (RTP DATA CENTER) (this “Agreement”), dated
as of November 29, 2007 (the “Effective Date”), is made by and between BNP PARIBAS LEASING
CORPORATION (“BNPPLC”), a Delaware corporation, and NETWORK APPLIANCE, INC. (“NAI”), a Delaware
corporation.

RECITALS

     Contemporaneously with the execution of this Agreement, BNPPLC and NAI are executing an
Amended and Restated Common Definitions and Provisions Agreement (RTP Data Center) dated as of the
Effective Date (the “Common Definitions and Provisions Agreement”), which by this reference is
incorporated into and made a part of this Agreement for all purposes. As used in this Agreement,
capitalized terms defined in the Common Definitions and Provisions Agreement and not otherwise
defined in this Agreement are intended to have the respective meanings assigned to them in the
Common Definitions and Provisions Agreement.

     At the request of NAI and to facilitate the transaction contemplated in the other Operative
Documents, contemporaneously with this Agreement BNPPLC is executing and accepting an Amended and
Restated Ground Lease (RTP Data Center) from NAI (the “Ground Lease”), pursuant to which BNPPLC is
acquiring a leasehold estate in the Land described in Exhibit A and any existing
Improvements on such Land.

     Also contemporaneously with this Agreement, BNPPLC and NAI are executing an Amended and
Restated Lease Agreement (RTP Data Center) (the “Lease”), pursuant to which the parties expect that
NAI will lease the Improvements on the Land described in Exhibit A from BNPPLC for a lease
term that will commence on the Completion Date (as defined below).

     In anticipation of the construction of new or additional Improvements for NAI’s use pursuant
to the Lease, BNPPLC and NAI have agreed upon the terms and conditions upon which BNPPLC is willing
to authorize NAI to arrange and manage such construction and upon which BNPPLC is willing to
provide funds for such construction, and by this Agreement BNPPLC and NAI desire to evidence such
agreement.

ENGAGEMENT AND AUTHORIZATION

     Subject to the terms and conditions set forth in this Agreement, BNPPLC does hereby
engage and authorize NAI — and NAI does hereby accept such engagement and authorization, as
an independent contractor for BNPPLC — to construct the Construction Project on the Land and
to manage such construction for BNPPLC. As more particularly provided in subparagraph 2(A)(2)

 

 

below, NAI will take possession and control of the Land and all Improvements on the Land to
accomplish such construction. However, the rights and authority granted to NAI by this Agreement
are expressly made subject and subordinate to the terms and condition hereinafter set forth and to
the Ground Lease, to the Permitted Encumbrances and to any other claims or encumbrances affecting
the Land or the Property that may be asserted by third parties other than Liens Removable by
BNPPLC.

GENERAL TERMS AND CONDITIONS

1 Additional definitions. As used in this Agreement, capitalized terms defined above will
have the respective meanings assigned to them above; as indicated above, capitalized terms that are
defined in the Common Definitions and Provisions Agreement and that are used but not defined herein
will have the respective meanings assigned to them in the Common Definitions and Provisions
Agreement; and, the following terms will have the following respective meanings:

“97-10/Maximum Permitted Prepayment” as of any date means the amount equal to eighty-nine
and nine-tenths of one percent (89.9%) of the aggregate of all 97-10/Project Costs paid or
incurred on or prior to such date.

“97-10/Meltdown Event” means any of the following:

     (a) NAI gives a Notice of NAI’s Intent to Terminate and thereafter (i)
fails to rescind the same as described in subparagraph 7(B)(7) within ten
days after BNPPLC responds with any Increased Commitment, or (ii) gives a
Notice of Termination by NAI as provided in subparagraph 7(B)(1); or

     (b) NAI gives a notice to terminate its Supplemental Payment Obligation
under the Purchase Agreement as described in subparagraph 6(B) of
the Purchase Agreement; or

     (c) BNPPLC gives notice to NAI as described in subparagraph 7(C) to
cause a Termination of NAI’s Work; or

     (d) NAI fails for any reason whatsoever to substantially complete the
Construction Project and give a Completion Notice to
BNPPLC prior to the Target Completion Date; or

     (e) for any reason whatsoever (including the accrual of

Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

     Carrying
Costs), the Funded Construction Allowance exceeds the Maximum Construction
Allowance.

“97-10/Prepayment” means any payment to BNPPLC required by Paragraph 9, which in each case
will equal (A) the 97-10/Maximum Permitted Prepayment, computed as of the date on which the
payment becomes due, less (B) the sum of (1) the accreted value of any prior payments
actually received by BNPPLC from NAI constituting 97-10/Prepayments, and (2) amounts (if
any) then owed by BNPPLC to NAI pursuant to this Agreement as reimbursements for
Reimbursable Construction Period Costs paid by NAI and not theretofore reimbursed. For
purposes of the preceding sentence, “accreted value” of a payment means the amount of the
payment plus an amount equal to the interest that would have accrued on the payment if it
bore interest at the Effective Rate plus the Spread.

“97-10/Project Costs” means the following:

     (a) costs incurred for the Work, including not only hard costs incurred for the new
Improvements described in Exhibit B, but also the following costs to the extent
reasonably incurred in connection with the Construction Project:

	 	•	 	soft costs, such as architectural fees, engineering fees and
fees and costs paid in connection with obtaining project permits and approvals
required by governmental authorities or any Permitted Encumbrance,
	 
	 	•	 	site preparation costs, and
	 
	 	•	 	costs of offsite and other public improvements required as
conditions of governmental approvals for the Construction Project or required
by any Permitted Encumbrances;

     (b) costs incurred to maintain insurance required by (and consistent with the
requirements of) this Agreement prior to the Completion Date;

     (c) Local Impositions that have accrued or become due prior to the Completion Date;

     (d) Accrued Construction Period Interest Expense; and

     (e) any costs in addition to those described in clauses (a) through (d)
preceding that GAAP (as it exists on the Effective Date) would allow BNPPLC to capitalize as
part of the cost of the Property or that the 97-10/Pronouncement would allow

Amended and Restated Construction Agreement (RTP Data Center) – Page 3

 

 

BNPPLC to
characterize as project costs, including: (1) cancellation or termination fees or other
compensation payable by NAI or BNPPLC pursuant to any contract concerning the Construction
Project made by NAI or BNPPLC with any general contractor, architect, engineer or other
third party because of any election by NAI or BNPPLC to cancel or terminate such contract,
and (2) any costs that BNPPLC incurs and is allowed to capitalize to continue or complete
the Construction Project after any Owner’s Election to Continue Construction as provided in
subparagraph 8(A).

However, notwithstanding the foregoing, 97-10/Project Costs will not include Pre-lease Force
Majeure Losses, Administrative Fees, the Arrangement Fee or any legal fees which are
included in Transaction Expenses.

It is understood that 97-10/Project Costs will include all amounts paid, reimbursed or
accrued prior to the Effective Date and included in the Initial Lease Balance that would
qualify as 97-10/Project Costs under and as defined in the Prior Construction Agreement.
However, it is also understood that 97-10/Project Costs will not include any costs that were
paid, reimbursed or accrued prior to the Effective Date, but excluded from 97-10/Project
Costs according to the definition thereof in the Prior Construction Agreement. For example,
97-10/Project Costs will not include the fee described and defined as an Arrangement Fee in
the Prior Construction Agreement.

“97-10/Pronouncement” means the pronouncement issued by the Emerging Issues Task Force of
the Financial Accounting Standards Board in 1998 titled “EITF 97-10: The Effect of Lessee
Involvement in Asset Construction”, which provides that certain kinds of involvement by a
lessee in pre-lease commencement construction will cause the lessee to be considered as the
owner of the leased property during the construction period and then will require
application of the appropriate sale and leaseback accounting rules.

“NAI’s Estimate of Force Majeure Delays” has the meaning indicated in subparagraph 7(B)(4).

“NAI’s Estimate of Force Majeure Excess Costs” has the meaning indicated in subparagraph
7(B)(3).

“Accrued Construction Period Interest Expense” means interest that has accrued and
that BNPPLC has paid or is obligated to pay on Funding Advances for any period prior to
the Completion Date. Such interest will include a percentage, equal to the aggregate
Percentages of all Participants (under and as defined in the Participation Agreement), of
Carrying Costs and Commitment Fees that accrue after the execution of any Participation
Agreement and that are added to the Outstanding Construction Allowance as provided in this
Agreement, it being understood that the additional amounts BNPPLC must pay to the

Amended and Restated Construction Agreement (RTP Data Center) – Page 4

 

 

Participants under the Participation Agreement because of the accrual of Carrying Costs and
Commitment Fees effectively constitute construction period interest on advances the
Participants make to BNPPLC under the Participation Agreement. Accrued Construction Period
Interest Expense will also include any interest and other finance charges that accrue prior
to the Completion Date because of Funding Advances provided to BNPPLC by BNPPLC’s Parent in
the form of loans, regardless of whether BNPPLC’s obligation in respect of such loans is
limited to BNPPLC’s interest in the Property. However, any such interest and other finance
charges accruing on Funding Advances provided by BNPPLC’s Parent and included in Accrued
Construction Period Interest Expense will not exceed the Carrying Costs attributable to the
portion of the Lease Balance funded or maintained by such Funding Advances. Further,
Accrued Construction Period Interest will not include any portion of Carrying Costs included
in Pre-lease Force Majeure Losses (as set forth in the definition thereof below) or interest
or finance charges that BNPPLC must pay to the Participants under the Participation
Agreement because of the accrual of such portion of Carrying Costs.

“Administrative Fee” has the meanings indicated in subparagraph 3(A) and subparagraph 3(D).

“Affiliate’s Contract” has the meaning indicated in subparagraph 2(A)(2)(b)2).

“Arrangement Fee” has the meaning indicated in subparagraph 3(A).

“Capital Adequacy Charges” has the meaning indicated in subparagraph 3(E)(1).

“Carrying Costs” has the meaning indicated in subparagraph 3(B).

“Commitment Fee Rate” means, for each Construction Period, the amount established as of the
date (in this definition, the “CFR Test Date”) that is two Business Days prior to such
period by reference to the pricing grid below, based upon the ratio calculated by dividing
(1) Consolidated EBITDA for the then latest Rolling Four Quarters Period that ended prior to
(and for which NAI has reported earnings as necessary to compute Consolidated EBITDA) into
(2) the Consolidated Debt for Borrowed Money as of the end of such Rolling Four Quarters
Period. In each case, the Commitment Fee Rate will be established at the Level in the
pricing grid below which corresponds to such ratio;
provided, that:

     (a) promptly after earnings are reported by NAI for the latest quarter
in any Rolling Four Quarters Period, NAI must notify BNPPLC of any resulting change
in the Commitment Fee Rate under this definition, and no reduction in the Commitment
Fee Rate from one period to the next will be effective for purposes

Amended and Restated Construction Agreement (RTP Data Center) – Page 5

 

 

of this
Agreement unless, prior to the CFR Test Date for the next period, NAI shall have
provided BNPPLC with a written notice setting forth and certifying the calculation
under this definition that justifies the reduction; and

     (b) if Commitment Fees are understated during any Construction Period because
of any misstatement, subsequently discovered, of Consolidated EBITDA or Consolidated
Debt for Borrowed Money, BNPPLC will be entitled to add to the Outstanding
Construction Allowance or (after the Completion Date) collect from NAI all
additional amounts that would have been added to the Outstanding Construction
Allowance hereunder or expected to be paid under the other Operative Documents but
for the misstatement, together with interest on each such additional amount computed
at the Default Rate from the date it would have been included in the Outstanding
Construction Allowance or expected to be paid to the date it is actually added or
paid.

	 	 	 	 	 
	 	 	Ratio of Consolidated Debt for	 	 
	 	 	Borrowed Money to	 	 
	Levels	 	Consolidated EBITDA	 	Spread
	Level I

	 	less than 0.5
	 	6.0 basis points
	 
	 	 	 	 
	Level II

	 	greater than or equal to 0.5, but less
than 1.0
	 	7.0 basis points
	 
	 	 	 	 
	Level III

	 	greater than or equal to 1.0, but less
than 1.5
	 	8.0 basis points
	 
	 	 	 	 
	Level IV

	 	greater than or equal to 1.5, but less
than 2.0
	 	10.0 basis point
	 
	 	 	 	 
	Level V

	 	greater than or equal to 2.0
	 	15.0 basis points

All determinations of the Commitment Fee Rate by BNPPLC will, in the absence of clear
and demonstrable error, be binding and conclusive for purposes of this Agreement. Further
BNPPLC may, but will not be required, to rely on the determination of the Commitment Fee
Rate set forth in any notice delivered by NAI as described above in clause (a) of this
definition.

“Commitment Fees” has the meaning indicated in subparagraph 3(C).

Amended and Restated Construction Agreement (RTP Data Center) – Page 6

 

 

“Complete Taking” means a taking by eminent domain prior to the Completion Date over
NAI’s objection of all of the Land or the Property, or so much thereof as to make it
impossible to complete the Construction Project for its intended uses on the Land regardless
of any Scope Changes BNPPLC may be willing to approve or any Increased Commitment that
BNPPLC may be willing to provide.

“Completion Date” means the date upon which NAI gives the notice to BNPPLC which is required
by subparagraph 2(B), after having substantially completed the Construction Project and
having obtained any certificate of occupancy or other permit (temporary or permanent)
required for the commencement of NAI’s use of the Improvements.

“Completion Notice” means the notice required by subparagraph 2(B) from NAI to BNPPLC,
advising BNPPLC that NAI has substantially completed construction of the Construction
Project and has obtained any certificate of occupancy or other permit (temporary or
permanent) required for the commencement of NAI’s use of the Improvements.

“Construction Advances” means (1) actual advances of funds made by or on behalf of BNPPLC to
or on behalf of NAI as provided in Paragraph 4, which sets forth NAI’s rights to receive
advances for Reimbursable Construction Period Costs, and (2) other amounts paid or incurred
by BNPPLC that subparagraph 8(A) or other provisions of this Agreement allow BNPPLC to
characterize as Construction Advances. The term “Construction Advances” will not, however,
include advances of insurance proceeds, condemnation proceeds or other Escrowed Proceeds to
pay or reimburse costs of repairs or restoration.

“Construction Advance Request” has the meaning indicated in subparagraph 4(C)(1).

“Construction Allowance” means the allowance to be provided by BNPPLC for the design and
construction of the Construction Project, against which and from which Carrying Costs,
Construction Advances and other amounts will be or may be charged and paid as provided in
various provisions of this Agreement (including Paragraphs 3, 4 and 8).

“Construction Budget” means the budget for the Construction Project set forth in Exhibit
B.

“Construction Project” means the new buildings or other substantial Improvements to be
constructed, or the alteration of existing Improvements, as described generally in
Exhibit B.

Amended and Restated Construction Agreement (RTP Data Center) – Page 7

 

 

“Covered Construction Period Losses” has the meaning indicated in subparagraph 10(A).

“Defective Work” has the meaning indicated in subparagraph 2(A)(2)(e).

“FOCB Notice” means a notice from BNPPLC to NAI advising NAI of any of the following events
or circumstances, and also advising NAI that because of any of the following events or
circumstances BNPPLC will be entitled to make the election described in subparagraph 7(C),
which will constitute a Termination of NAI’s Work and a 97-10/Meltdown Event:

     (1) NAI has taken action to cancel or terminate or reduce the coverage available to
BNPPLC under the builder’s risk insurance obtained for the Construction Project as required
by this Agreement, or NAI has otherwise failed to maintain any insurance or to provide
insurance certificates to BNPPLC as required by this Agreement and not cured such failure
within ten days after receiving notice thereof, or

     (2) NAI has given any Pre-lease Force Majeure Event Notice to BNPPLC, or

     (3) an Event of Default has occurred and is continuing; or

     (4) a Work/Suspension Event has occurred and continued for more than thirty consecutive
days after NAI’s receipt of a Work/Suspension Notice advising NAI of such Work/Suspension
Event, and subsequent to such thirty day period the Work/Suspension Event has not been
rectified by NAI.

“Force Majeure Event” means (A) any taking of any part of the Property by eminent domain
prior to the Completion Date, and (B) any damage to the Improvements or disruption of the
Work that occurs prior to the Completion Date and that is caused by fire or acts of God
(such as flood, lightning, earthquake or hurricane), war, strikes and other labor disputes,
or riot or similar civil disturbance, but only to the extent such damage or disruption (i)
is beyond the control of and not caused in whole or in part by negligence,
illegal acts or willful misconduct on the part of NAI or of its employees or of any other
party acting under NAI’s control or with the approval or authorization of NAI, and (ii)
could not have been avoided or overcome by the exercise of due diligence or reasonable
foresight on the part of NAI or of any other such party.

“Funded Construction Allowance” means on any day the Outstanding Construction
Allowance on that day, including all Construction Advances and Carrying Costs added to the
Outstanding Construction Allowance on or prior to that day, plus the amount of any Qualified
Prepayments deducted on or prior to that day in the calculation of such

Amended and Restated Construction Agreement (RTP Data Center) – Page 8

 

 

Outstanding
Construction Allowance.

“Future Work” has the meaning indicated in subparagraph 4(C)(2)(b).

“Ground Lease Rents” has the meaning indicated in subparagraph 3(F).

“Increased Cost Charges” has the meaning indicated in subparagraph 3(E)(1).

“Increased Commitment” has the meaning indicated in subparagraph 7(B)(6).

“Increased Funding Commitment” has the meaning indicated in subparagraph 7(B)(6)(a).

“Increased Time Commitment” has the meaning indicated in subparagraph 7(B)(6)(b).

“Initial Advance” has the meaning indicated in subparagraph 3(A).

“Maximum Construction Allowance” means an amount equal to the difference computed by
subtracting both the Initial Lease Balance and the Initial Advance from $61,000,000, as such
amount may be increased from time to time by any Increased Funding Commitment made by BNPPLC
as provided in subparagraph 7(B)(6).

“Notice of NAI’s Intent to Terminate” has the meaning indicated in subparagraph 7(B)(2).

“Notice of NAI’s Intent to Terminate Because of a Force Majeure Event” has the meaning
indicated in subparagraph 7(B)(5).

“Notice of Termination by NAI” has the meaning indicated in subparagraph 7(B)(1).

“Outstanding Construction Allowance” means, as of any date, the difference (but not
less than zero) of (A) the total Construction Advances made by or on behalf of BNPPLC on or
prior to such date in question, plus (B) all Carrying Costs, Commitment Fees, Administrative
Fees, Increased Cost Charges and Capital Adequacy Charges added on or prior to the date as
provided in Paragraph 3, less (C) any funds received and applied as Qualified Prepayments on
or prior to such date.

“Owner’s Election to Continue Construction” has the meaning indicated in subparagraph 8(A).

“Pre-lease Casualty” has the meaning indicated in subparagraph 2(A)(2)(a).

Amended and Restated Construction Agreement (RTP Data Center) – Page 9

 

 

“Pre-lease Force Majeure Delays” means delays in the completion of the Work to the
extent (but only to the extent) caused solely by a Pre-lease Force Majeure Event.

“Pre-lease Force Majeure Event” means a Force Majeure Event that occurs prior to the
Completion Date; provided, however, that if NAI does not notify BNPPLC of any such Force
Majeure Event by the delivery of a Pre-lease Force Majeure Event Notice within thirty days
after the Force Majeure Event first occurs or commences, then such Force Majeure Event will
not qualify as a “Pre-lease Force Majeure Event” for purposes of this Agreement or the other
Operative Documents.

“Pre-lease Force Majeure Event Notice” has the meaning indicated in subparagraph 6(B).

“Pre-lease Force Majeure Excess Costs” means the amount (if any) by which the increases in
the costs of the Work resulting directly and solely from a Pre-lease Force Majeure Event
(such as, for example, the costs of repairing damage to the Improvements caused by a
Pre-lease Force Majeure Event) exceed the amounts available to pay or reimburse NAI for such
increased costs. Amounts available to pay or reimburse such increased costs will include
(a) insurance proceeds or any recovery from a third party (including any Escrowed Proceeds
held by BNPPLC), and (b) any part of the Construction Allowance (including any unused
contingency amount in the Construction Budget) not used or needed to cover other
Reimbursable Construction Period Costs.

“Pre-lease Force Majeure Losses” means any of the following Losses that BNPPLC suffers by
reason of any taking or damage to the Improvements which constitutes a Pre-lease Force
Majeure Event:

     (a) the costs of repairing any such damage to the extent that such costs have,
as of the date of any required determination of Pre-lease Force Majeure Losses, been
paid or reimbursed from a Construction Advance (and thus are
included in the Lease Balance as of that date), to be distinguished from costs
of repairs paid or reimbursed from insurance proceeds or from any recovery from a
third party;

     (b) any diminution in the value of the Improvements resulting from any such
taking or resulting from any such damage that has not, as of the date of the
required determination of Pre-lease Force Majeure Losses, been repaired;

     (c) any increase in the total amount of Carrying Costs, Commitment Fees,
Administrative Fees, Increased Cost Charges, Capital Adequacy Charges and Ground
Lease Rents (and any other amounts) added to the Lease Balance as

Amended and Restated Construction Agreement (RTP Data Center) – Page 10

 

 

provided in
Paragraph 3 solely by reason of Pre-lease Force Majeure Delays; and

     (d) to the extent not already included in the increase described in the preceding
clause, all increases in Carrying Costs that are attributable to the amounts included in
Pre-lease Force Majeure Losses pursuant to the preceding clause (a);

but in each case such amounts will constitute Pre-lease Force Majeure Losses only to the
extent, if any, that they are not offset by condemnation or insurance proceeds which are (1)
paid by reason of such Pre-lease Force Majeure Event (including insurance proceeds paid to
compensate BNPPLC or NAI for increased financing costs, the lost time value of BNPPLC’s
investment in the Project or business interruption) and (2) applied as a Qualified
Prepayment to reduce the Lease Balance.

Also, for purposes of this definition, the diminution in the value of the Improvements, as
described in the preceding clause (b), because of any damage that constitutes a Pre-lease
Force Majeure Event will not exceed the amount thereof estimated in good faith by any
independent appraiser or insurance adjuster engaged by BNPPLC to determine such amount after
BNPPLC has received a Pre-lease Force Majeure Event Notice as provided in subparagraph 6(B),
nor will it exceed the cost of repairing the damage as estimated in good faith by any such
independent insurance adjuster or as indicated by any bona fide written bid to make the
repairs that BNPPLC obtains from a reputable contractor capable of making the repairs.

“Prior Work” has the meaning indicated in subparagraph 4(C)(2)(b).

“Projected Cost Overruns” means the excess (if any), calculated as of the date of each
Construction Advance Request, of (1) the total of projected Reimbursable Construction Period
Costs yet to be incurred or for which NAI has yet to be reimbursed hereunder (including
projected Reimbursable Construction Period Costs for Future Work), over (2)
the balance of the remaining Construction Allowance then projected to be available to cover
such costs. The balance of the remaining Construction Allowance then projected to be
available will equal: (i) the amount (if any) by which the Maximum Construction Allowance
exceeds the Funded Construction Allowance, plus (ii) any Escrowed Proceeds then available or
expected to be available to cover costs of repairs and restoration that NAI will perform as
part of the Work after a casualty or condemnation, less (iii) all projected future Carrying
Costs, Commitment Fees, Administrative Fees and other amounts to be added to the Outstanding
Construction Allowance as provided in Paragraph 3.

“Reimbursable Construction Period Costs” has the meaning indicated in subparagraph 4(A).

Amended and Restated Construction Agreement (RTP Data Center) – Page 11

 

 

“Remaining Proceeds” has the meaning indicated in subparagraph 5(A).

“Scope Change” means a change to the Construction Project that, if implemented, will make
the quality, function or capacity of the Improvements “materially different” (as defined
below in this subparagraph) than as described or inferred by the site plan or plans and
renderings referenced in Exhibit B. The term “Scope Change” is not intended to
include the mere refinement, correction or detailing of the site plan, plans or renderings
submitted to BNPPLC by NAI. As used in this definition, a “material difference” means a
difference that could reasonably be expected to (a) cause the Lease Balance to exceed the
fair market value of the Property when the Construction Project is completed and all
Construction Advances required in connection therewith have been funded, or significantly
increase any such excess, (b) change the general character of the Improvements from that
needed to accommodate the uses to be permitted by subparagraph 2(A) of the Lease, or
(c) cause or exacerbate Projected Cost Overruns.

“Target Completion Date” means January 31, 2009, as such date may be extended from time to
time by any Increased Time Commitment made by BNPPLC as provided in subparagraph 7(B)(6)(b).

“Termination of NAI’s Work” means a termination of NAI’s rights and obligations to continue
the Work because of an election to terminate made by NAI pursuant to subparagraph 7(B) or
because of an election by BNPPLC made pursuant to subparagraph 7(C).

“Third Party Contract” has the meaning indicated in subparagraph 2(A)(2)(b)1).

“Third Party Contract/Termination Fees” means any amounts, however denominated, for which
NAI will be obligated under a Third Party Contract as a result of any election or
decision by NAI to terminate such Third Party Contract, including demobilization costs;
provided, however, amounts payable only by reason of Prior Work as of the date of any such
termination will not be characterized as Third Party Contract/Termination Fees. If NAI
reserves an absolute express right in a Third Party Contract to terminate such contract at
any time, without cause, for a specified U.S. dollar amount, such amount will constitute a
Third Party Contract/Termination Fee. If no such right is reserved in a Third Party
Contract, the amount of damages that NAI is required to pay (in addition to payments
required for Prior Work) upon a repudiation of the Third Party Contract by NAI will qualify
as a “Third Party Contract/Termination Fee” applicable to such contract for purposes of this
Agreement.

“Timing or Budget Shortfall” means that, as of any time prior to the Completion Date,
(i) the remaining available Construction Allowance will not be sufficient to cover

Amended and Restated Construction Agreement (RTP Data Center) – Page 12

 

 

Reimbursable Construction Period Costs yet to be paid or reimbursed from Construction
Advances (x) because the cost of the Work exceeds budgeted expectations (resulting in
Projected Cost Overruns) through no fault of NAI or its employees or any other party acting
under NAI’s control or with the approval or authorization of NAI, (y) because of any
Pre-lease Force Majeure Event or (z) because NAI can no longer satisfy conditions to
BNPPLC’s obligation to provide further Construction Advances, or (ii) the Work will not be
substantially completed prior to the Target Completion Date through no fault of NAI or its
employees or any other party acting under NAI’s control or with the approval or
authorization of NAI. As used in this definition with respect to any party, the term
“fault” will not include inadequate estimation of time or dollars unless shown to be caused
by the negligence or wilful misconduct of that party.

“Upfront Fees” has the meaning indicated in subparagraph 3(A).

“Work” has the meaning indicated in subparagraph 2(A)(2)(a), and it includes all work and
services, labor and materials provided by or on behalf of the Prior Construction Agreement.

“Work/Suspension Event” means any of the following:

     (1) Projected Cost Overruns have become more likely than not, in BNPPLC’s good faith
judgment (taking into account any notices or Construction Draw Requests from NAI indicating
that a Pre-lease Force Majeure Event may result in Projected Cost Overruns), and BNPPLC has
notified NAI of such judgement and the reasons therefor.

     (2) Delays in the Work (including any delays resulting from damage to the Property by
fire or other casualty or from any taking of any part of the Property by
condemnation) have made it substantially unlikely, in BNPPLC’s good faith judgment,
that NAI will be able to complete the Construction Project in accordance with the
requirements of this Agreement prior to the Target Completion Date using only the funds
available to NAI under this Agreement, and BNPPLC has notified NAI of such judgement and the
reasons therefor.

     (3) BNPPLC has requested with respect to any Construction Advance, but NAI has failed
to provide within thirty days after receipt of the request: (1) invoices, requests for
payment from contractors and other evidence reasonably establishing that the costs and
expenses for which NAI has requested or is requesting reimbursement constitute actual
Reimbursable Construction Period Costs, and (2) canceled checks, lien waivers or other
evidence reasonably establishing that all prior Construction Advances paid to NAI have been
used by NAI to pay the Reimbursable Construction Period Costs for which the prior advances
were requested and made.

Amended and Restated Construction Agreement (RTP Data Center) – Page 13

 

 

“Work/Suspension Notice” means a notice from BNPPLC to NAI advising NAI of any event
or circumstances that constitute a Work/Suspension Event and advising NAI that (1) before
the Work/Suspension Event is rectified BNPPLC may limit Construction Advances to NAI as
permitted by this Agreement, and (2) unless NAI does rectify the Work/Suspension Event
within thirty days after NAI’s receipt of such notice, BNPPLC may elect to send an FOCB
Notice in anticipation of a Termination of NAI’s Work.

“Work/Suspension Period” means any period (1) beginning with the date of any Work/Suspension
Notice, FOCB Notice or Notice of NAI’s Intent to Terminate, and (2) ending on the earlier of
(a) the first date upon which (i) no Work/Suspension Events are continuing, (ii) all
previous FOCB Notices and Notices of NAI’s Intent to Terminate (if any) have been rescinded,
and (iii) no 97-10/Meltdown Events have occurred, or (b) the effective date of any
Termination of NAI’s Work as described in subparagraph 7(B) or subparagraph 7(C).

2 Construction and Management of the Property by NAI.

(A) The Construction Project.

(1) Construction Approvals by BNPPLC.

     (a) Preconstruction Approvals by BNPPLC. NAI has submitted and obtained
BNPPLC’s approval of the site plan and descriptions of the Construction Project
referenced in Exhibit B. Also set forth in Exhibit B is a general
description of the Construction Project. The Construction Project, as constructed by
NAI pursuant to this Agreement, and all construction contracts and other agreements
executed or adopted by NAI in connection therewith, must not be inconsistent in any
material respect with the plans or other items referenced in Exhibit B,
except to the extent otherwise provided by any Scope Change approved by BNPPLC and
except as otherwise provided in subparagraph 8(A) if BNPPLC should make an Owner’s
Election to Continue Construction after any Termination of NAI’s Work.

     (b) Approval of Scope Changes. Before making a Scope Change, NAI
must provide to BNPPLC a reasonably detailed written description of the Scope
Change, a revised Construction Budget and a copy of any changes to the drawings,
plans and specifications for the Improvements required in connection therewith, all
of which must be approved in writing by BNPPLC before the Scope Change is
implemented. After receiving such items, BNPPLC

Amended and Restated Construction Agreement (RTP Data Center) – Page 14

 

 

will endeavor in good faith to
respond promptly (and in any event no later than thirty days after such receipt) to
any request by NAI for approval of the Scope Change. BNPPLC will not, however, be
liable for any failure to provide a prompt response. Further, BNPPLC’s approval
will not in any event constitute a waiver of subparagraph 2(A)(3) or of any other
provision of this Agreement or other Operative Documents.

     (2) NAI’s Right to Possession and to Control Construction. Subject to the terms
and conditions set forth in this Agreement, and prior to any Termination of NAI’s Work as
provided in subparagraphs 7(B) and 7(C), NAI will have possession of the Land and all
Improvements on the Land to the exclusion of BNPPLC and will have the sole right to control
and the sole responsibility for the design and construction of the Construction Project,
including the means, methods, sequences and procedures implemented to accomplish such design
and construction. Although title to all Improvements will vest in BNPPLC (as more
particularly provided in subparagraph 2(C)), BNPPLC’s obligation with respect to the
Construction Project will be limited to the making of advances under and subject to the
conditions set forth in this Agreement.
Without limiting the foregoing, NAI acknowledges and agrees that:

     (a) Performance of the Work. Except as provided in subparagraphs 7(A)
and 7(D), NAI must, using its best skill and judgment and in an expeditious and
economical manner not inconsistent with the interests of BNPPLC, perform or cause to
be performed all work required, and must provide or cause to be provided all
supplies and materials required, to design and complete construction of the
Construction Project (collectively, the “Work”) no later than the Target Completion
Date. The Work will include obtaining all necessary building permits and other
governmental approvals required in connection with the design and construction of
the Construction Project, or required in connection with the use and occupancy
thereof (e.g., certificates of occupancy). The Work will also include any repairs or
restoration required because of damage to Improvements by fire or other casualty
prior to the Completion Date (a “Pre-lease Casualty”); provided, however, the cost
of any such repairs or restoration will be subject to reimbursement not only through
Construction Advances made to NAI on and subject to the terms and conditions of this
Agreement, but also through the application of Escrowed Proceeds as provided in
Paragraph 5; and, provided further, like other Work, any such repairs and
restoration to be provided by NAI will be subject to subparagraphs 7(A) and 7(B),
which establish certain rights of NAI to suspend or discontinue any Work. NAI will
carefully schedule and supervise all Work, will check all materials and services
used in connection with all Work and will keep full and detailed accounts as may be
necessary to document expenditures made or expenses incurred for the Work.

Amended and Restated Construction Agreement (RTP Data Center) – Page 15

 

 

     (b) Third Party Contracts.

     1) NAI will not enter into any construction contract or other agreement
with a third party concerning the Work or the Construction Project (a “Third
Party Contract”) in the name of BNPPLC or otherwise purport to bind BNPPLC
to any obligation to any third party.

     2) In any Third Party Contract between NAI and any of its Affiliates
(an “Affiliate’s Contract”) NAI must reserve the right to terminate such
contract at any time, without cause, and without subjecting NAI to liability
for any Third Party Contract/Termination Fee. Further, NAI must not enter
into any Affiliate’s Contract that obligates NAI to pay more than would be
required under an arms-length contract or that would require NAI to pay its
Affiliate any amount in excess of the sum of actual, out-of-pocket direct
costs and internal labor costs incurred by the Affiliate
to perform such contract.

     (c) Adequacy of Drawings, Specifications and Budgets. BNPPLC has not
made and will not make any representations as to the adequacy of the Construction
Budget or any other budget or any site plans, renderings, plans, drawings or
specifications for the Construction Project, and no modification of any such
budgets, site plans, renderings, plans, drawings or specifications that may be
required from time to time will entitle NAI to any adjustment in the Construction
Allowance.

     (d) Existing Condition of the Land and Improvements. NAI is familiar
with the conditions of the Land and any existing Improvements on the Land. NAI will
have no claim for damages against BNPPLC or for an increase in the Construction
Allowance or for an extension of the deadline specified in subparagraph 2(A)(2)(a)
for completing the Work by reason of any condition (concealed or otherwise) of or
affecting the Land or Improvements.

     (e) Correction of Defective Work. NAI will promptly correct all Work
performed prior to any Termination of NAI’s Work that does not comply with the
requirements of this Agreement for any reason other than a Pre-lease Casualty
(“Defective Work”). If NAI fails to correct any Defective Work or fails to carry out
Work in accordance with this Agreement, BNPPLC may (but will not be required to)
order NAI to stop all Work until the cause for such failure has been eliminated.

Amended and Restated Construction Agreement (RTP Data Center) – Page 16

 

 

     (f) Clean Up. Upon the completion of all Work, NAI will remove
all waste material and rubbish from and about the Land, as well as all tools,
construction equipment, machinery and surplus materials. NAI will keep the Land and
the Improvements thereon in a reasonably safe and sightly condition as Work
progresses.

     (g) No Damage for Delays. NAI will have no claim for damages against
BNPPLC or for an increase in the Construction Allowance by reason of any delay in
the performance of any Work. Nor will NAI have any claim for an extension of the
deadline specified in subparagraph 2(A)(2)(a) for completing the Work because of any
such period of delay, except that (i) in the case of any Pre-lease Force Majeure
Delays, NAI will have certain rights as set forth in subparagraph 7(B) and other
provisions of this Agreement, and (ii) in the event of intentional interference with
the Work by BNPPLC itself for which NAI provides written notice to cease, NAI will
be entitled to an extension of the deadline
specified in subparagraph 2(A)(2)(a) as needed because of any delays resulting
from such intentional interference. It is also understood that any such intentional
interference by BNPPLC will constitute a Force Majeure Event. In no event, however,
will BNPPLC’s exercise of its rights and remedies permitted under this Agreement or
the other Operative Documents be construed as intentional interference with NAI’s
performance of any Work; and thus neither BNPPLC’s exercise of its right to withhold
Construction Advances at any time when NAI has failed to satisfy all conditions
herein to such advances, nor BNPPLC’s exercise of its right to terminate Work by NAI
as provided in subparagraph 7(C), be considered as intentional interference with the
Work or a Pre-lease Force Majeure Event.

     (h) No Fee For Construction Management. NAI will have no claim under
this Agreement for any fee or other compensation or for any reimbursement of
internal administrative or overhead expenses (other than the out-of-pocket overhead
expenses properly included in the Construction Budget, if any), it being understood
that NAI is executing this Agreement in consideration of the rights expressly
granted to it herein and in the other Operative Documents.

     (3) Quality of Work. NAI will cause the Work undertaken and administered by it
pursuant to this Agreement to be performed (a) in a safe and good and workmanlike manner,
(b) in accordance with Applicable Laws, and (c) in compliance with the provisions of this
Agreement and the material provisions of the Permitted Encumbrances.

     (B) Completion Notice. Within fifteen Business Days after NAI substantially
completes construction of the Construction Project and obtains any certificate of occupancy or

Amended and Restated Construction Agreement (RTP Data Center) – Page 17

 

 

other permit (temporary or permanent) required by Applicable Laws for the commencement of NAI’s use
and occupancy of the Improvements, NAI must provide a notice (a “Completion Notice”) to BNPPLC,
advising BNPPLC thereof, and thereby establish the Completion Date. For purposes of this
Agreement and the other Operative Documents, BNPPLC will be entitled to rely without investigation
upon any such notice given by NAI as evidence that NAI has, in fact, substantially completed the
Construction Project and has obtained any certificate of occupancy or other permit (temporary or
permanent) required for the commencement of NAI’s use of the Improvements, and after giving any
such notice NAI will be estopped from later claiming that the Completion Date has not occurred.

     (C) Status of Property Acquired With BNPPLC’s Funds. All Improvements constructed on
the Land as provided in this Agreement or the Prior Construction Agreement will constitute
“Property” for purposes of the Lease and other Operative Documents. Further, to the extent
heretofore or hereafter acquired (in whole or in part) with funds previously advanced by
BNPPLC under the Prior Construction Agreement or with any portion of the Initial Advance or
with any Construction Advances or with other funds for which NAI receives reimbursement from such
funds previously advanced, the Initial Advance or Construction Advances, all furnishings,
furniture, chattels, permits, licenses, franchises, certificates and other personal property of
whatever nature will be considered as having been acquired on behalf of BNPPLC by NAI and will
constitute “Property” for purposes of the Lease and other Operative Documents, as will all renewals
or replacements of or substitutions for any such Property. The parties intend that title to the
Improvements and to any other such Property will vest in BNPPLC without passing through NAI or
NAI’s Affiliates before it is transferred to BNPPLC from contractors, suppliers, vendors or other
third Persons, but with the understanding that all such Property will be accepted by BNPPLC subject
to the terms and conditions of the other Operative Documents, including subparagraph
4(C)(1) of the Lease (concerning the characterization of the Lease and other Operative
Documents for tax and certain other purposes). Although nothing herein constitutes authorization
of NAI by BNPPLC to bind BNPPLC to any construction contract or other agreement with a third
Person, any construction contract or other agreement executed by NAI for the acquisition or
construction of Improvements or other components of the Property may, as NAI deems appropriate,
provide for the direct transfer of title to BNPPLC as described in the preceding sentence.

     (D) Insurance.

     (1) Liability Insurance. Throughout the period prior to any Termination
of NAI’s Work, NAI must maintain commercial general liability insurance against claims for
bodily and personal injury, death and property damage occurring in or upon or resulting from
any occurrence in or upon the Property under one or more insurance policies that satisfy the
Minimum Insurance Requirements, which are set forth in an exhibit to the Common Definitions
and Provisions Agreement. NAI must deliver and maintain with

Amended and Restated Construction Agreement (RTP Data Center) – Page 18

 

 

BNPPLC for each liability
insurance policy required by this Agreement written confirmation of the policy and the scope
of the coverage provided thereby issued by the applicable insurer or its authorized agent,
which confirmation must also satisfy the Minimum Insurance Requirements.

     (2) Property Insurance. Throughout the period prior to any Termination of NAI’s
Work, NAI must also keep all Improvements (including all alterations, additions and changes
made to the Improvements) insured against fire and other casualty under one or more property
insurance policies that satisfy the Minimum Insurance Requirements. NAI must deliver and
maintain with BNPPLC for each property insurance policy required by this Agreement written
confirmation of the policy and the scope of the coverage provided thereby issued by the
applicable insurer or its authorized agent, which confirmation must also satisfy the Minimum
Insurance Requirements. If any of the
Property is destroyed or damaged by fire, explosion, windstorm, hail or by any other
casualty against which insurance has been required hereunder, (i) BNPPLC may, but will not
be obligated to, make proof of loss if not made promptly by NAI after notice from BNPPLC,
(ii) each insurance company concerned is hereby authorized and directed to make payment for
such loss directly to BNPPLC for application as required by Paragraph 5, and (iii) BNPPLC
may settle, adjust or compromise any and all claims for loss, damage or destruction under
any policy or policies of insurance (provided, that so long as no 97-10/Meltdown Event has
occurred and no Event of Default has occurred and is continuing, BNPPLC must provide NAI
with at least forty-five days notice of BNPPLC’s intention to settle any such claim before
settling it unless NAI has already approved of the settlement by BNPPLC). BNPPLC will not
in any event or circumstances be liable or responsible for failure to collect, or to
exercise diligence in the collection of, any insurance proceeds. If any casualty results in
damage to or loss or destruction of the Property, NAI must give prompt notice thereof to
BNPPLC and Paragraph 5 will apply.

     (3) Failure of NAI to Obtain Insurance. If NAI fails to obtain any insurance
or to provide confirmation of any insurance as required by this Agreement, BNPPLC will be
entitled (but not required) to obtain the insurance that NAI has failed to obtain or for
which NAI has not provided the required confirmation and, without limiting BNPPLC’s other
remedies under the circumstances, BNPPLC may charge the cost of such insurance against the
Construction Allowance as if it were a Construction Advance paid to NAI as hereinafter
provided.

     (4) Waiver of Subrogation. NAI, for itself and for any Person claiming
through it (including any insurance company claiming by way of subrogation), waives any and
every claim which arises or may arise in its favor against BNPPLC or any other Interested
Party for any and all Losses, to the extent that NAI is compensated by

Amended and Restated Construction Agreement (RTP Data Center) – Page 19

 

 

insurance or would be
compensated by the insurance policies contemplated in this Agreement, but for any deductible
or self-insured retention maintained under such insurance or but for a failure of NAI to
maintain the insurance as required by this Agreement. NAI agrees to have such insurance
policies properly endorsed so as to make them valid notwithstanding this waiver, if such
endorsement is required to prevent a loss of insurance.

     (E) Condemnation. Immediately upon obtaining knowledge of the institution of any
proceedings for the condemnation of the Property or any portion thereof, or any other similar
governmental or quasi-governmental proceedings arising out of injury or damage to the Property or
any portion thereof, each party must promptly notify the other (provided, however, BNPPLC will have
no liability for its failure to provide such notice) of the pendency of such proceedings. Prior to
any Termination of NAI’s Work, NAI must, if requested by BNPPLC, diligently
prosecute any such proceedings and consult with BNPPLC, its attorneys and experts and
cooperate with them as reasonably requested in the carrying on or defense of any such proceedings.
All proceeds of condemnation awards or proceeds of sale in lieu of condemnation with respect to the
Property and all judgments, decrees and awards for injury or damage to the Property will be paid to
BNPPLC as Escrowed Proceeds, and all such proceeds will be applied as provided in Paragraph 5.
BNPPLC is hereby authorized, in its own name or in the name of NAI or in the name of both, to
settle and deliver valid acquittances for, or to challenge and to appeal from, any such judgment,
decree or award concerning condemnation of any of the Property (provided, that so long as no
97-10/Meltdown Event has occurred and no Event of Default has occurred and is continuing, BNPPLC
must provide NAI with at least forty-five days notice of BNPPLC’s intention to settle any such
claim before settling it unless NAI has already approved of the settlement by BNPPLC). BNPPLC will
not in any event or circumstances be liable or responsible for failure to collect, or to exercise
diligence in the collection of, any such proceeds, judgments, decrees or awards.

     (F) Additional Representations, Warranties and Covenants of NAI Concerning the
Property. Without limiting the rights granted to NAI by other provisions of this Agreement to
be reimbursed from Construction Advances for the cost of complying with the following, NAI
represents, warrants and covenants as follows:

     (1) Payment of Local Impositions. Throughout the period prior to any
Termination of NAI’s Work, NAI must pay or cause to be paid prior to delinquency all ad
valorem taxes assessed against the Property and other Local Impositions. If requested by
BNPPLC from time to time, NAI will furnish BNPPLC with receipts or other appropriate
evidence showing payment of all Local Impositions prior to the applicable delinquency date
therefor.

     Notwithstanding the foregoing, NAI may in good faith, by appropriate proceedings,

Amended and Restated Construction Agreement (RTP Data Center) – Page 20

 

 

contest the validity, applicability or amount of any asserted Local Imposition, and pending
such contest NAI will not be deemed in default under any of the provisions of this Agreement
because of the Local Imposition if (1) NAI diligently prosecutes such contest to completion
in a manner reasonably satisfactory to BNPPLC, and (2) NAI promptly causes to be paid any
amount adjudged by a court of competent jurisdiction to be due, with all costs, penalties
and interest thereon, promptly after such judgment becomes final; provided, however, in any
event each such contest must be concluded and the contested Local Impositions must be paid
by NAI prior to the earlier of (i) the date that any criminal prosecution is instituted or
overtly threatened against BNPPLC or its directors, officers or employees because of the
nonpayment thereof, or (ii) the date any writ or order is issued under which any property
owned or leased by BNPPLC (including the Property) may be seized or sold or any other action
is taken or overtly threatened
against BNPPLC or against any property owned or leased by BNPPLC because of the nonpayment
thereof, or (iii) any Designated Sale Date upon which, for any reason, NAI or an Affiliate
of NAI or any Applicable Purchaser does not purchase BNPPLC’s interest in the Property
pursuant to the Purchase Agreement for a price to BNPPLC (when taken together with any
Supplemental Payment paid by NAI pursuant to the Purchase Agreement, in the case of a
purchase by an Applicable Purchaser) equal to the Break Even Price.

     (2) Operation and Maintenance. Throughout the period prior to any
Termination of NAI’s Work, NAI must operate and maintain the Property in a good and
workmanlike manner and in compliance with Applicable Laws in all material respects and pay
or cause to be paid all fees or charges of any kind in connection therewith. (If NAI does
not promptly correct any failure of the Property to comply with Applicable Laws that is the
subject of a written complaint or demand for corrective action given by any Governmental
Authority to NAI, or to BNPPLC and forwarded by it to NAI, then for purposes of the
preceding sentence, NAI will be considered not to have maintained the Property “in
compliance with all Applicable Laws in all material respects” whether or not the
noncompliance would be material in the absence of the complaint or demand.) NAI must not
use or occupy, or allow the use or occupancy of, the Property in any manner which violates
any Applicable Law or which constitutes a public or private nuisance or which makes void,
voidable or cancelable any insurance then in force with respect thereto. Without limiting
the generality of the foregoing, NAI must not conduct or permit others to conduct Hazardous
Substance Activities on the Property, except Permitted

Amended and Restated Construction Agreement (RTP Data Center) – Page 21

 

 

Hazardous Substance Use and Remedial
Work; and NAI must not discharge or permit the discharge of anything (including Permitted
Hazardous Substances) on or from the Property that would require any permit under applicable
Environmental Laws, other than (1) storm water runoff, (2) fume hood emissions, (3) waste
water discharges through a publicly owned treatment works, (4) discharges that are a
necessary part of any Remedial Work, and (5) other similar discharges consistent with the
definition of Permitted Hazardous Substance Use which do not significantly increase the risk
of Environmental Losses to BNPPLC, in each case in strict compliance with Environmental
Laws. To the extent that any of the following would, individually or in the aggregate,
increase the likelihood of a 97-10/Meltdown Event or materially and adversely affect the
value of the Property or the use of the Property for purposes permitted by this Agreement,
NAI must not, without BNPPLC’s prior consent: (i) initiate or permit any zoning
reclassification of the Property; (ii) seek any variance under existing zoning ordinances
applicable to the Property; (iii) use or permit the use of the Property in a manner that
would result in such use becoming a nonconforming use under applicable zoning ordinances or
similar laws, rules or regulations; (iv) execute or file any subdivision plat affecting the
Property; or (v) consent to the annexation of the Property to any municipality. NAI will not
cause or
permit any drilling or exploration for, or extraction, removal or production of,
minerals from the surface or subsurface of the Property, and NAI must not do anything that
could reasonably be expected to significantly reduce the market value of the Property. If
NAI receives a notice or claim from any federal, state or other governmental authority that
the Property is not in compliance with any Applicable Law, or that any action may be taken
against BNPPLC because the Property does not comply with any Applicable Law, NAI must
promptly furnish a copy of such notice or claim to BNPPLC.

     (3) Debts for Construction, Maintenance, Operation or Development. NAI must
promptly pay or cause to be paid all debts and liabilities incurred by it or its contractors
or subcontractors in the construction, maintenance, operation or development of the
Property. Such debts and liabilities will include those incurred for labor, material and
equipment and all debts and charges for utilities servicing the Property.

     (4) Permitted Encumbrances and the Ground Lease. NAI must comply with and will
cause to be performed all of the covenants, agreements and obligations imposed upon the
owner of any interest in the Property by the Permitted Encumbrances or the Ground Lease
throughout the period prior to any Termination of NAI’s Work. NAI must not, without the
prior consent of BNPPLC, create any new Permitted Encumbrance or enter into, initiate,
approve or consent to any modification of any Permitted Encumbrance that would create or
expand or purport to create or expand obligations or restrictions encumbering BNPPLC’s
interest in the Property. (Whether BNPPLC must give any such consent requested by NAI prior
to the Completion Date will be governed by subparagraph 4(C) of the Closing
Certificate.)

     (5) Books and Records Concerning the Property. NAI must keep books and
records that are accurate and complete in all material respects for NAI’s construction and
management of the Property as contemplated in this Agreement and must permit all such books
and records (including all contracts, statements, invoices, bills and claims for labor,
materials and services supplied for the construction and operation of any Improvements) to

Amended and Restated Construction Agreement (RTP Data Center) – Page 22

 

 

be inspected and copied by BNPPLC.

     (G) BNPPLC’s Right of Access.

     (1) Access Generally. BNPPLC and BNPPLC’s representatives may enter the
Property at any time for the purpose of making inspections or performing any work BNPPLC is
authorized to undertake by the next subparagraph or for the purpose confirming whether NAI
has complied with the requirements of this Agreement or the other Operative Documents.
However, prior to any Termination of NAI’s Work, BNPPLC or BNPPLC’s representative will,
before making any entry upon the Property or
performing any work on the Property authorized by this Agreement, do the following

     (a) BNPPLC will give NAI at least 24 hours notice, unless BNPPLC believes in
good faith that an emergency may exist or a Default has occurred and is continuing,
because of which significant damage to the Property or other significant Losses may
be sustained if BNPPLC delays entry to the Property; and

     (b) if then requested to do so by NAI in order to maintain NAI’s security,
BNPPLC or its representative will: (i) sign in at NAI’s security or information desk
if NAI has such a desk on the premises, (ii) wear a visitor’s badge or other
reasonable identification, (iii) permit an employee of NAI to observe such
inspection or work, and (iv) comply with other similar reasonable nondiscriminatory
security requirements of NAI that do not, individually or in the aggregate,
significantly interfere with inspections or work of BNPPLC authorized by this
Agreement.

     (2) Failure of NAI to Perform. If NAI fails to perform any act or to
take any action required of it by this Agreement or other Operative Documents, or to pay any
money which NAI is required by this Agreement or other Operative Documents to pay, and if
such failure or action constitutes an Event of Default or renders BNPPLC or any director,
officer, employee or Affiliate of BNPPLC at risk of criminal prosecution or renders BNPPLC’s
interest in the Property or any part thereof at risk of forfeiture by forced sale or
otherwise, then in addition to any other remedies specified herein or otherwise available,
BNPPLC may, perform or cause to be performed such act or take such action or pay such money.
(To the extent that expenses so incurred by BNPPLC, or money so paid by BNPPLC, qualify as a
Covered Construction Period Losses, NAI must pay the same to BNPPLC upon demand. If any
such expenses incurred or money paid do not qualify as Covered Construction Period Losses,
but do constitute 97-10/Project Costs, BNPPLC may treat them as Construction Advances
hereunder. To the extent that any such expenses incurred or money paid do not qualify as
Covered Construction Period Losses and do constitute 97-10/Project Costs, they will be
included — with interest — in the

Amended and Restated Construction Agreement (RTP Data Center) – Page 23

 

 

Balance of Unpaid Covered Construction Period Losses under
and as defined in the Purchase Agreement.) Further, BNPPLC, upon making such payment, will
be subrogated to all of the rights of the person, corporation or body politic receiving such
payment. But nothing herein will imply any duty upon the part of BNPPLC to do any work
which, under any provision of this Agreement or otherwise, NAI may be required to perform,
and the performance thereof by BNPPLC will not constitute a waiver of NAI’s default. BNPPLC
may during the progress of any such work permitted by BNPPLC hereunder on or in the Property
keep and store upon the Property all necessary materials, tools, and equipment. BNPPLC will
not in any event be liable for inconvenience, annoyance,
disturbance, loss of business, or other damage to NAI or the subtenants or invitees of
NAI by reason of BNPPLC’s performance of any such work, or on account of bringing materials,
supplies and equipment into or through the Property during the course of such work, and the
obligations of NAI under this Agreement and the other Operative Documents will not thereby
be excused in any manner.

3 Amounts to be Added to the Lease Balance (in Addition to Construction Advances).

     (A) Initial Advance. Upon execution and delivery of this Agreement by BNPPLC,
an advance (the “Initial Advance”) will be made by BNPPLC to cover the cost of certain Transaction
Expenses and other amounts described in this subparagraph. The amount of the Initial Advance, which
will be included in the Lease Balance, may be confirmed by a separate closing certificate executed
by NAI as of the Effective Date. An arrangement fee (the “Arrangement Fee”), an initial
administrative agency fee (an “Administrative Fee”) and upfront fees (the “Upfront Fees”) will all
be paid from the Initial Advance (and thus be included in the Lease Balance) in the amounts
provided in the Closing Letter. To the extent that BNPPLC does not itself use the entire the
Initial Advance to pay such fees and Transaction Expenses incurred by BNPPLC, the remainder thereof
will be advanced to NAI, with the understanding that NAI will use any such amount advanced for one
or more of the following purposes: (1) the payment or reimbursement of Transaction Expenses
incurred by NAI and all “soft costs” incurred by NAI in connection with the planning, design,
engineering, construction and permitting of the Construction Project; (2) the maintenance of the
Property; or (3) the payment of other amounts due pursuant to the Operative Documents. (Before
executing the separate closing certificate to confirm the Initial Advance, NAI will make a
reasonable effort to determine all prior expenses incurred by it as described in clause (1) of the
preceding sentence and to request an Initial Advance sufficient in amount to cover all such
expenses in addition to the Arrangement Fee, the initial Administrative Fee, the Upfront Fees and
all Transaction Expenses incurred by BNPPLC. However, no failure by NAI to identify and include
all such expenses in the amount of the requested Initial Advance will preclude NAI from requesting
reimbursement for the same through a subsequent Construction Advance as provided in Paragraph 4.
Reimbursable

Amended and Restated Construction Agreement (RTP Data Center) – Page 24

 

 

Construction Period Costs to be paid or reimbursed pursuant to Paragraph 4 will not be
limited to those incurred after the Effective Date.)

     (B) Carrying Costs. For each Construction Period certain charges (“Carrying Costs”)
will accrue and be added to the Outstanding Construction Allowance on the last day of such
Construction Period (i.e., generally on the Advance Date upon which such Construction Period ends).
If, however, for any reason the Lease Balance (and thus the Outstanding Construction Allowance
included as a component thereof) must be determined as of any date between Advance Dates, the
Outstanding Construction Allowance determined on such date will include not only Carrying Costs
added on or before the immediately preceding Advance Date computed as described below, but also
Carrying Costs accruing on and after such preceding Advance Date to but not including the date in
question. Carrying Costs accruing for any Construction Period will be equal to:

	 	•	 	the amount equal on the first day of such Construction Period
to the Lease Balance, times
	 
	 	•	 	the sum of the Effective Rate and the Spread for such
Construction Period, times
	 
	 	•	 	a fraction, the numerator of which is the number of days in
such Construction Period and the denominator of which is three hundred sixty.

     (C) Commitment Fees. For each Construction Period additional charges (“Commitment
Fees”) will accrue and be added to the Outstanding Construction Allowance on the last day of such
Construction Period (i.e., generally on the Advance Date upon which such Construction Period ends).
If, however, for any reason the Lease Balance (and thus the Outstanding Construction Allowance
included as a component thereof) must be determined as of any date between Advance Dates, the
Outstanding Construction Allowance determined on such date will include not only Commitment Fees
added on or before the immediately preceding Advance Date computed as described below, but also
Commitment Fees accruing on and after such preceding Advance Date to but not including the date in
question. Commitment Fees for each Construction Period will be computed as follows:

	 	•	 	the Commitment Fee Rate for such Construction Period, times an
amount equal to:

	 	(1)	 	the Maximum Construction Allowance, less
	 
	 	(2)	 	the Funded Construction Allowance on the first day of such Construction
Period; times

Amended and Restated Construction Agreement (RTP Data Center) – Page 25

 

 

	 	•	 	the number of days in such Construction Period; divided by
	 
	 	•	 	three hundred sixty.

     (D) Future Administrative Fees and Out-of-Pocket Costs. If the Completion Date does
not occur prior to the first anniversary of the Effective Date, then on each anniversary of the
Effective Date prior to the Completion Date, an administrative agency fee (also, an “Administrative
Fee”) will be added to the Outstanding Construction Allowance by BNPPLC in the amount provided in
the Closing Letter. Also, to the extent that BNPPLC incurs any out-of-pocket costs prior to the
Completion Date with respect to the administration of or performance of its obligations under this
Agreement or other Operative Documents (e.g., any rents required by the Ground Lease and any
Attorneys’ Fees or other costs incurred to evaluate lien releases and other information submitted
by NAI with requests for Construction Advances), BNPPLC may add such costs to the Outstanding
Construction Allowance from time to time.

     (E) Increased Cost Charges and Capital Adequacy Charges.

     (1) If after the Effective Date there is any increase in the cost to BNPPLC’s Parent or
any Participant agreeing to make or making, funding or maintaining advances to BNPPLC in
connection with the Property because of any Banking Rules Change, then BNPPLC may agree or
become obligated to pay to BNPPLC’s Parent or such Participant, as the case may be,
additional amounts (“Increased Cost Charges”) sufficient to compensate BNPPLC’s Parent or
the Participant for such increased costs. Any Increased Cost Charges paid by BNPPLC or for
which BNPPLC becomes obligated to pay, prior to the Completion Date, will be added to the
Outstanding Construction Allowance by BNPPLC.

     (2) BNPPLC’s Parent or any Participant may demand additional payments (“Capital
Adequacy Charges”) if BNPPLC’s Parent or the Participant determines that any Banking Rules
Change affects the amount of capital to be maintained by it and that the amount of such
capital is increased by or based upon the existence of advances made or to be made to BNPPLC
to permit BNPPLC to maintain BNPPLC’s investment in the Property or to make Construction
Advances. To the extent that BNPPLC’s Parent or a Participant demands Capital Adequacy
Charges as compensation for the additional capital requirements reasonably allocable to such
investment or advances, and BNPPLC pays or becomes obligated to pay to BNPPLC’s Parent or
the Participant the amount so demanded prior to the Completion Date, such amount will also
be added to the Outstanding Construction Allowance by BNPPLC.

     (3) Notwithstanding the foregoing provisions of this subparagraph 3(E), the
Outstanding Construction Allowance will not be increased by Increased Cost Charges or

Amended and Restated Construction Agreement (RTP Data Center) – Page 26

 

 

Capital Adequacy Charges that arise or accrue (a) as a result of any change in the rating
assigned to BNPPLC by rating agencies or bank regulators in regard to BNPPLC’s
creditworthiness, record keeping or failure to comply with Applicable Laws (including U.S.
banking regulations applicable to subsidiaries of a bank holding company), or (b) more than
nine months prior to the date NAI is notified of the intent of BNPPLC’s Parent or a
Participant to make a claim for such charges; provided, that if the Banking Rules Change
which results in a claim for compensation is retroactive, then the nine month period will be
extended to include the period of the retroactive effect of such Banking Rules Change.
Further, BNPPLC will cause BNPPLC’s Parent and any Participant that is an Affiliate of
BNPPLC to use commercially reasonable efforts to reduce or eliminate any claim for
compensation pursuant to this subparagraph 3(E), including a change in the office of
BNPPLC’s Parent or such Participant through which it provides and maintains Funding Advances
if such change will avoid the need for, or reduce the amount of, such compensation and will
not, in the reasonable judgment of BNPPLC’s Parent or such Participant, be otherwise
disadvantageous to it. It is understood that NAI may also request similar commercial
reasonable efforts on the part of any Participant that is not an Affiliate of BNPPLC, but if
a claim for additional compensation by any such Participant is not eliminated or waived,
then NAI may request that BNPPLC replace such Participant under the Participation Agreement.

     (F) Ground Lease Payments. All rentals payable by BNPPLC under the Ground Lease prior
to the Completion Date (“Ground Lease Rents”) will be added to the Outstanding Construction
Allowance by BNPPLC on the date paid.

4 Construction Advances.

     (A) Costs Subject to Reimbursement Through Construction Advances. Subject to the terms
and conditions set forth herein, NAI will be entitled to a Construction Allowance, from which
BNPPLC will make Construction Advances on Advance Dates from time to time to pay or reimburse NAI
for the following costs (“Reimbursable Construction Period Costs”) to the extent the following
costs have not yet been paid or reimbursed from advances by BNPPLC under the Prior Construction
Agreement and are not already included in Transaction Expenses paid by BNPPLC from the Initial
Advance:

     (1) the actual costs and expenses incurred or paid by NAI for the preparation,
negotiation and execution of this Agreement and the other Operative Documents;

     (2) costs of the Work, including not only hard costs incurred for the new Improvements
described in Exhibit B, but also the following costs to the extent reasonably
incurred in connection with the Construction Project:

Amended and Restated Construction Agreement (RTP Data Center) – Page 27

 

 

	 	•	 	soft costs payable to third parties (whether or not incurred prior to the
Effective Date), such as legal fees, architectural fees, engineering fees,
construction management fees, transaction management fees and fees and costs
paid in connection with obtaining project permits and approvals required by
governmental authorities or any of the Permitted Encumbrances,
	 
	 	•	 	site preparation costs,
	 
	 	•	 	costs of offsite and other public improvements required as
conditions of governmental approvals for the Construction Project, and
	 
	 	•	 	to the extent that funds from the Construction Allowance can be
used for such costs without causing Projected Cost Overruns, the costs of
constructing parking lots, driveways and other improvements on the land subject
to the Appurtenant Easements;

     (3) the cost of title insurance in favor of BNPPLC and of maintaining other insurance
required by (and consistent with the requirements of) this Agreement prior to the Completion
Date, and costs of repairing any damage to the Improvements caused by a Pre-lease Casualty
to the extent such costs are not covered by Escrowed Proceeds made available to NAI as
provided herein prior to the Completion Date;

     (4) Local Impositions that accrue or become due prior to the Completion Date;

     (5) reasonable and ordinary out-of-pocket costs of operating and maintaining the
Property prior to the Completion Date in accordance with the requirements of this Agreement;

     (6) Third Party Contract/Termination Fees, not to exceed in the aggregate ten percent
(10%) of the Maximum Construction Allowance, payable by NAI in connection with any Third
Party Contract between NAI and a Person not an Affiliate of NAI because of any election by
NAI to cancel or terminate such contract during a Work/Suspension Period; and

     (7) furniture, trade fixtures and equipment and other tenant improvements to
support NAI’s use and occupancy of the Property for the permitted uses described in
subparagraph 2(A) of the Lease, but that are not integral to or affixed in such a
manner as to become part of the Improvements, the aggregate cost of which does not exceed
ten percent (10%) of the Maximum Construction Allowance; provided, that no Construction
Advance for furniture and other items described in this clause will be required of

Amended and Restated Construction Agreement (RTP Data Center) – Page 28

 

 

BNPPLC or requested by NAI before the Construction Project is substantially complete
and substantially all other Reimbursable Construction Period Costs have been paid or
reimbursed from Construction Advances.

     (B) Exclusions From Reimbursable Construction Period Costs. Notwithstanding anything
herein to the contrary, BNPPLC will not be required to make any Construction Advance to pay or to
reimburse or compensate NAI for Covered Construction Period Losses paid by NAI as provided in
subparagraph 10(A) or for any of the following Losses which may be incurred by NAI or any other
party:

     (1) Environmental Losses;

     (2) Losses that would not have been incurred but for any affirmative act taken by NAI
or by any of NAI’s contractors or subcontractors, which act is contrary to the other terms
and conditions of this Agreement or to the terms and conditions of the other Operative
Documents (e.g., undertaking a Scope Change without prior authorization of BNPPLC);

     (3) Losses that would not have been incurred but for any fraud, misapplication of
Construction Advances or other funds, illegal acts or willful misconduct on the part of NAI
or its employees or of any other party acting under NAI’s control or with the approval or
authorization of NAI; and

     (4) Losses that would not have been incurred but for any bankruptcy proceeding
involving NAI as the debtor.

     (C) Conditions to NAI’s Right to Receive Construction Advances. BNPPLC’s obligation to
provide Construction Advances to NAI from time to time under this Agreement will be subject to the
following terms and conditions, all of which terms and conditions are intended for the sole benefit
of BNPPLC, and none of which will limit in any way the right of BNPPLC to treat costs or
expenditures incurred or paid by or on behalf of BNPPLC as Construction Advances pursuant to
subparagraph 8(A):

     (1) Construction Advance Requests. NAI must make a written request (a
“Construction Advance Request”) for any Construction Advance, specifying the amount of such
advance, at least five Business Days prior to the Advance Date upon which the advance is to
be paid. To be effective for purposes of this Agreement, a Construction Advance Request must
be in substantially the form attached as Exhibit C. NAI will not submit more than
one Construction Advance Request in any calendar month.

Amended and Restated Construction Agreement (RTP Data Center) – Page 29

 

 

     (2) Amount of the Advances.

     (a) The Maximum Construction Allowance. NAI will not be entitled to
require any Construction Advance that would cause the Funded Construction Allowance
to exceed the Maximum Construction Allowance or that would increase the amount of
any such excess.

     (b) Costs Previously Incurred by NAI. NAI will not be entitled to
require any Construction Advance that would cause the aggregate of all Construction
Advances to exceed the sum of:

     (i) Reimbursable Construction Period Costs that NAI has, to the
reasonable satisfaction of BNPPLC, substantiated as having been paid or
incurred by NAI other than for Work (e.g., Local Impositions), plus

     (ii) the Reimbursable Construction Period Costs that NAI has, to the
reasonable satisfaction of BNPPLC, substantiated as having been paid or
incurred for Prior Work as of the date of the Construction Advance Request
in which NAI requests the advance.

As used in this Agreement, “Prior Work” means all labor and services actually
performed, and all materials actually delivered to the construction site, as part of
the Work in accordance with this Agreement prior to the date in question, and
“Future Work” means labor and services performed or to be performed, and materials
delivered or to be delivered, as part of the Work on or after the date in question.
For purposes of this Agreement, NAI and BNPPLC intend to allocate Reimbursable
Construction Period Costs between Prior Work and Future Work in a manner that is
generally consistent with the allocations expressed or implied in
construction-related contracts negotiated in good faith between NAI and third
parties not affiliated with NAI (e.g., a construction contractor engaged by NAI);
however, in order to verify the amount of Reimbursable Construction Period Costs
actually paid or incurred by NAI and the proper allocation thereof between Prior
Work and Future Work, BNPPLC will be entitled (but not required) to: (x) request,
receive and review copies of such agreements between NAI and third parties and of
draw requests, budgets or other supporting documents provided to NAI in connection
with or pursuant to such agreements as evidence of the allocations expressed or
implied therein, (y) from time to time engage one or more independent inspecting
architects, certified public accountants or other appropriate professional
consultants and, absent manifest error, rely without further investigation upon
their reports and recommendations, and (z) without waiving BNPPLC’s right to
challenge or verify allocations required with respect
to future

Amended and Restated Construction Agreement (RTP Data Center) – Page 30

 

 

Construction Advances, rely without investigation upon the accuracy of NAI’s
own Construction Advance Requests.

     (c) Limits During any Work/Suspension Period. Without limiting the
other terms and conditions imposed by this Agreement for the benefit of BNPPLC with
respect all Construction Advances, BNPPLC will have no obligation to make any
Construction Advance during any Work/Suspension Period that would cause the
aggregate of all Construction Advances to exceed the sum of:

     (i) Reimbursable Construction Period Costs that NAI has, to the
reasonable satisfaction of BNPPLC, substantiated as having been paid or
incurred by NAI other than for Work (e.g., Local Impositions), plus

     (ii) the Reimbursable Construction Period Costs that NAI has, to the
reasonable satisfaction of BNPPLC, substantiated as having been paid or
incurred for Prior Work as of the date the Work/Suspension Period commenced.

For purposes of computing the limits described in this subparagraph 4(C)(2)(c),
Reimbursable Construction Period Costs “other than for Work” will include Third
Party Contract/Termination Fees that qualify as Reimbursable Construction Period
Costs pursuant to subparagraph 4(A)(6). However, as provided in
subparagraph 4(A)(6), the amount of such Third Party Contract/Termination Fees
subject to reimbursement will not in any event exceed ten percent (10%) of the
Maximum Construction Allowance. If NAI fails to manage and administer Third Party
Contracts as necessary to ensure that NAI can (at any point in time) terminate all
such contracts without becoming liable for Third Party Contract/Termination Fees in
excess of ten percent (10%) of the Maximum Construction Allowance, then the excess
will be the responsibility of NAI.

     (d) Restrictions Imposed for Administrative Convenience. NAI will not
request any Construction Advance (other than the final Construction Advance NAI
intends to request) for an amount less than $1,000,000.

     (3) No Advances After Certain Dates. BNPPLC will have no obligation to make any
Construction Advance (x) after the last Advance Date, (y) on or after the Designated Sale
Date, or (z) on or after the effective date of any Termination of NAI’s Work pursuant to
subparagraph 7(B) or subparagraph 7(C).

     (D) Breakage Costs for Construction Advances Requested But Not Taken. If NAI requests
but thereafter declines to accept any Construction Advance, or if NAI requests a

Amended and Restated Construction Agreement (RTP Data Center) – Page 31

 

 

Construction Advance that it is not permitted to take because of its failure to satisfy any of
the conditions specified in subparagraph 4(C), BNPPLC will be entitled to add any resulting
Breakage Costs to the Outstanding Construction Allowance and the Lease Balance.

     (E) No Third Party Beneficiaries. No contractor or other third party will be entitled
to require BNPPLC to make advances as a third party beneficiary of this Agreement, and nothing
contained herein or in any of the other Operative Documents will be construed as an agreement
obligating BNPPLC to make advances to anyone other than NAI itself.

     (F) No Waiver. No funding of Construction Advances and no failure of BNPPLC to object
to any Work proposed or performed by or for NAI will constitute a waiver by BNPPLC of the
requirements contained in this Agreement.

5 Application of Insurance and Condemnation Proceeds.

     (A) Collection and Application Generally. This Paragraph 5 will govern the
application of proceeds received by BNPPLC or NAI from any third party prior to the commencement of
the Term of the Lease (1) under any property insurance policy as a result of damage to the Property
(including proceeds payable under any insurance policy covering the Property which is maintained by
NAI), (2) as compensation for any restriction placed upon the use or development of the Property or
for the condemnation of the Property or any portion thereof, or (3) because of any judgment, decree
or award for injury or damage to the Property (e.g., damage resulting from a third party’s release
of Hazardous Materials onto the Property); excluding, however, any funds paid to BNPPLC by BNPPLC’s
Parent, by an Affiliate of BNPPLC or by any Participant that is made to compensate BNPPLC for any
Losses BNPPLC may suffer or incur in connection with this Agreement or the Property. NAI will
promptly pay over to BNPPLC any insurance, condemnation or other proceeds covered by this
Paragraph 5 which NAI may receive from any insurer, condemning authority or other third party. All
proceeds covered by this Paragraph 5, including those received by BNPPLC from NAI or third parties,
will be applied as follows:

     (1) First, proceeds covered by this Paragraph 5 will be used to reimburse BNPPLC for
any reasonable costs and expenses, including Attorneys’ Fees, that BNPPLC incurred to
collect the proceeds.

     (2) Second, the proceeds remaining after such reimbursement to BNPPLC (the “Remaining
Proceeds”) will be applied, as hereinafter more particularly provided, either as a Qualified
Prepayment or to pay or reimburse NAI or BNPPLC for the actual out-of-pocket costs of
repairing or restoring the Property. Until any Remaining Proceeds received by BNPPLC are
applied by BNPPLC as a Qualified Prepayment or applied by

Amended and Restated Construction Agreement (RTP Data Center) – Page 32

 

 

BNPPLC to reimburse costs of repairs to or restoration of the Property pursuant to this
Paragraph 5, BNPPLC will hold and maintain such Remaining Proceeds as Escrowed Proceeds in
an interest bearing account, and all interest earned on such account will be added to and
made a part of such Escrowed Proceeds.

     (B) Advances of Escrowed Proceeds to NAI. Except as otherwise provided below in this
Paragraph 5, BNPPLC will hold all such Escrowed Proceeds until they are advanced to reimburse NAI
for the actual out-of-pocket cost to NAI of repairing or restoring the Property in accordance with
the requirements of this Agreement. BNPPLC will so advance the Escrowed Proceeds as the applicable
repair or restoration progresses and upon compliance by NAI with such conditions and requirements
as may be reasonably imposed by BNPPLC, including conditions and requirements similar to those that
set forth herein for the payment of Construction Advances. In no event, however, will BNPPLC be
required to pay Escrowed Proceeds to NAI in excess of the actual out-of-pocket cost to NAI of the
applicable repair, restoration or replacement, as evidenced by invoices or other documentation
reasonably satisfactory to BNPPLC.

     (C) Status of Escrowed Proceeds After Commencement of the Term of the Lease. Any
Remaining Proceeds governed by this Paragraph 5 which BNPPLC is continuing to hold as Escrowed
Proceeds when the Term of the Lease commences will be applied in accordance with the terms and
conditions of the Lease as if received by BNPPLC immediately after the Term commenced.

     (D) Special Provisions Applicable After a 97-10/Meltdown Event or Event of Default.
Notwithstanding the foregoing, after any 97-10/Meltdown Event and when any Event of Default has
occurred and is continuing, BNPPLC will be entitled to receive and collect all insurance,
condemnation or other proceeds governed by this Paragraph 5 and to apply all Remaining Proceeds,
when and in such order and to such extent deemed appropriate by BNPPLC in its sole discretion,
either (A) to the reimbursement of NAI or BNPPLC for the out-of-pocket cost of repairing or
restoring the Property, or (B) as Qualified Prepayments.

     (E) NAI’s Obligation to Restore. Regardless of the adequacy of any Remaining Proceeds
available to NAI hereunder, if the Property is damaged by fire or other casualty or any part of the
Property is taken by condemnation, NAI must to the maximum extent possible, as part of the Work,
restore the Property or the remainder thereof and continue construction of the Construction Project
on and subject to the terms and conditions set forth in this Agreement; provided, however, like
other Work, any such restoration and continuation of construction by NAI will be subject to
subparagraphs 7(A) and 7(B), which establish certain rights of NAI to suspend or discontinue any
Work; and, provided further, any additional costs required to complete the Construction Project
resulting from such a casualty or taking prior to the Completion Date will, to the extent not
covered by Remaining Proceeds paid to NAI as provided

Amended and Restated Construction Agreement (RTP Data Center) – Page 33

 

 

herein, be subject to reimbursement by BNPPLC as Reimbursable Construction Period Costs on the
same terms and conditions that apply to reimbursements of other costs of the Work hereunder.

     (F) Special Provisions Concerning a Complete Taking. NAI may react to any threat of a
Complete Taking from a governmental authority by exercising NAI’s right to accelerate the
Designated Sale Date (as provided in the definition thereof) and by exercising the Purchase Option
under the Purchase Agreement. By so doing, NAI will put itself in a position to control
condemnation proceedings and to receive all proceeds of the Complete Taking. If, however, NAI does
not buy the Property pursuant to the Purchase Agreement prior to any Complete Taking, then BNPPLC
will be entitled to receive and retain all amounts paid for the Property in connection with the
Complete Taking, notwithstanding any contrary provision herein or in the other Operative Documents
and notwithstanding that such proceeds may exceed the Lease Balance.

6 Notice of Cost Overruns and Pre-lease Force Majeure Events.

     (A) Notice of Projected Cost Overruns. If, at the time NAI submits any Construction
Advance Request, NAI believes for any reason (including any damage to the Property by fire or other
casualty or any taking of any part of the Property by condemnation) that Projected Cost Overruns
are more likely than not, NAI must state such belief in the Construction Advance Request and, if
NAI can reasonably do so, NAI will estimate the approximate amount of such Projected Cost Overruns.

     (B) Pre-lease Force Majeure Event Events and Notices. NAI may from time to time
provide a notice to BNPPLC in the form attached as Exhibit D (a “Pre-lease Force Majeure
Event Notice”), describing any Pre-lease Force Majeure Event that has occurred or commenced within
the 30 days prior to such notice and setting forth NAI’s preliminary good faith estimate of any
Pre-lease Force Majeure Delays, Pre-lease Force Majeure Losses and Pre-lease Force Majeure Excess
Costs that are likely to result from such event. BNPPLC will have the option to respond to any
Pre-lease Force Majeure Event Notice with an FOCB Notice or, alternatively and if applicable, with
an Increased Commitment as provided in subparagraph 7(B)(6).

7 Suspension and Termination of NAI’s Work.

     (A) Rights and Obligations During a Work/Suspension Period. During any Work/Suspension
Period, NAI will have the right to suspend the Work; however, the obligations of NAI which are to
survive any Termination of NAI’s Work as provided in subparagraph 7(D) will continue and survive
during any Work/Suspension Period.

     (B) NAI’s Election to Terminate NAI’s Work. NAI may elect to terminate its
rights

Amended and Restated Construction Agreement (RTP Data Center) – Page 34

 

 

and obligations to continue Work at any time prior to the Completion Date if at such time NAI
believes in good faith that a Timing or Budget Shortfall exists. To be effective, however, any
such election by NAI must be made in accordance with the following provisions:

     (1) Any such election by NAI to terminate its rights and obligations to continue the
Work must be made by notice to BNPPLC in the form of Exhibit E (a “Notice of
Termination by NAI”).

     (2) At least forty-five days before giving any such Notice of Termination by NAI, NAI
must give a notice of NAI’s intent to terminate to BNPPLC in the form of Exhibit F
(a “Notice of NAI’s Intent to Terminate”), and the Notice of NAI’s Intent to Terminate must
state the reasons, in NAI’s good faith determination, for the Timing or Budget Shortfall.

     (3) Without limiting the forgoing, prior to giving any Notice of Termination by NAI
predicated upon NAI’s belief that the remaining available Construction Allowance will not be
sufficient only because of Pre-lease Force Majeure Excess Costs incurred or anticipated as a
result of a Pre-lease Force Majeure Event, NAI must — after having notified BNPPLC of the
such event by the delivery of a Pre-lease Force Majeure Event Notice in accordance with
subparagraph 6(B) — expressly set forth such belief in the Notice of NAI’s Intent to
Terminate as indicated in Exhibit F. In any such Notice of NAI’s Intent to
Terminate, NAI must also specify its good faith estimate of the Pre-lease Force Majeure
Excess Costs likely to be incurred (“NAI’s Estimate of Force Majeure Excess Costs”).

     (4) Similarly, prior to giving any Notice of Termination by NAI predicated upon NAI’s
belief that the Work will not be substantially complete before the Target Completion Date
only because of Pre-lease Force Majeure Delays resulting from a Pre-lease Force Majeure
Event, NAI must — after having notified BNPPLC of such event by the delivery of a Pre-lease
Force Majeure Event Notice in accordance with subparagraph 6(B) — expressly set forth such
belief in the Notice of NAI’s Intent to Terminate as indicated in Exhibit F. In any
such Notice of NAI’s Intent to Terminate, NAI must also specify its good faith estimate of
the Pre-lease Force Majeure Delays likely to occur (“NAI’s Estimate of Force Majeure
Delays”).

     (5) As used herein, a “Notice of NAI’s Intent to Terminate Because of a Force Majeure
Event” means any Notice of NAI’s Intent to Terminate that sets forth NAI’s belief, by the
optional provisions contemplated in Exhibit F, that either or both: (a) the
remaining available Construction Allowance will not be sufficient only because of Pre-lease
Force Majeure Excess Costs incurred or anticipated as a result of a Pre-lease Force Majeure
Event, or (b) the Work will not be substantially complete before the Target

Amended and Restated Construction Agreement (RTP Data Center) – Page 35

 

 

Completion Date only because of Pre-lease Force Majeure Delays resulting from a
Pre-lease Force Majeure Event. Should any Termination of NAI’s Work occur before NAI sends
a Notice of NAI’s Intent to Terminate Because of a Force Majeure Event (in accordance with
this subparagraph and in the form attached as Exhibit F), such Termination of NAI’s
Work will, for purposes of determining whether any 97-10/Prepayment may be required pursuant
to Paragraph 9, be conclusively presumed to have occurred for reasons other than a Pre-lease
Force Majeure Event.

     (6) After receipt of any Notice of NAI’s Intent to Terminate and before receipt of a
Notice of Termination by NAI, BNPPLC may, but will not be obligated to, respond to NAI with
certain commitments as follows (such a response being hereinafter called an “Increased
Commitment”):

     (a) In the case of a Notice of Intent to Terminate Because of a Force Majeure
Event which expresses NAI’s belief that the remaining available Construction
Allowance will not be sufficient only because of Pre-lease Force Majeure Excess
Costs, BNPPLC may respond with a written commitment to increase the Construction
Allowance (an “Increased Funding Commitment”) by an amount at least equal to NAI’s
Estimate of Force Majeure Excess Costs as set forth in such Notice of NAI’s Intent
to Terminate. Any such Increased Funding Commitment may be in the form of
Exhibit G.

     (b) In the case of a Notice of Intent to Terminate Because of a Force Majeure
Event which expresses NAI’s belief that the Work will not be substantially complete
before the Target Completion Date only because of Pre-lease Force Majeure Delays,
BNPPLC may respond with a written commitment to extend the Target Completion Date
(an “Increased Time Commitment”) by at least the number of days included in NAI’s
Estimate of Force Majeure Delays as set forth in such Notice of NAI’s Intent to
Terminate. Any such Increased Time Commitment may be in the form of
Exhibit H.

     (c) In the case of a Notice of Intent to Terminate Because of a Force Majeure
Event which expresses NAI’s belief that both (i) the remaining available
Construction Allowance will not be sufficient only because of Pre-lease Force
Majeure Excess Costs and (ii) the Work will not be substantially complete before the
Target Completion Date only because of Pre-lease Force Majeure Delays, BNPPLC may
respond with both an Increased Funding Commitment and an Increased Time Commitment
as provided in the preceding subparagraphs (a) and (b).

     (d) In the case of a Notice of Intent to Terminate which is not a Notice

Amended and Restated Construction Agreement (RTP Data Center) – Page 36

 

 

of Intent to Terminate Because of a Force Majeure Event (and thus not covered
by any of the preceding subparagraphs (a) through (c)), BNPPLC may require NAI to
promptly provide a good faith estimate of the minimum Increased Funding Commitment
or Increased Time Commitment (or both) reasonably required to eliminate the reasons
for NAI’s delivery of the Notice of Intent to Terminate. After receipt of NAI’s
good faith estimate, BNPPLC may respond with an Increased Funding Commitment or
Increased Time Commitment (or both) consistent with such estimate.

     (7) If BNPPLC does respond to a Notice of NAI’s Intent to Terminate with an Increased
Commitment, NAI will be entitled to, and will not unreasonably refuse to, rescind such
Notice of NAI’s Intent to Terminate within ten days after receipt of such Increased
Commitment. To be effective, any such rescission must be by notice to BNPPLC in the form of
Exhibit I. In any event, except as provided in the next subparagraph, the failure
of NAI to so rescind any Notice of NAI’s Intent to Terminate within ten days after receipt
of the Increased Commitment will, for purposes of determining whether any 97-10/Prepayment
may be required pursuant to Paragraph 9, create a conclusive presumption that any
Termination of NAI’s Work after the date of such response was made for reasons other than a
Pre-lease Force Majeure Event.

     (8) For the avoidance of doubt, BNPPLC acknowledges that NAI’s rescission of any Notice
of NAI’s Intent to Terminate (including any Notice of NAI’s Intent to Terminate Because of a
Force Majeure Event) after receipt of an Increased Commitment as described in the preceding
subsection will not preclude NAI from subsequently exercising its rights under this
subparagraph 7(B) in the event NAI subsequently believes in good faith that a Timing or
Budget Shortfall exists.

Thus, for example, if NAI rescinds a Notice of NAI’s Intent to Terminate Because of a Force
Majeure Event after receiving an Increased Commitment from BNPPLC, but subsequently
determines that such Increased Commitment is insufficient (through no fault of NAI or its
employees or any other party acting under NAI’s control or with the approval or
authorization of NAI) to rectify the Timing or Budget Shortfall which caused NAI to send
such notice, then NAI may deliver a second Notice of NAI’s Intent to Terminate Because of a
Force Majeure Event, and in response thereto BNPPLC may elect to provide yet another
Increased Commitment. Moreover, such process may be repeated any number of times, in each
case without causing NAI to lose its right to subsequently invoke this subparagraph 7(B) and
send yet another Notice of NAI’s Intent to Terminate (including another Notice of NAI’s
Intent to Terminate Because of a Force Majeure Event).

     (9) Notwithstanding the foregoing, in the event of a Complete Taking, NAI

Amended and Restated Construction Agreement (RTP Data Center) – Page 37

 

 

may deliver a Notice of NAI’s Intent to Terminate Because of a Force Majeure Event that
explains the futility of continuing with the Construction Project on the Land regardless of
any willingness of BNPPLC to approve or consider Scope Changes or an Increased Commitment,
and no offer by BNPPLC of an Increased Commitment after a Complete Taking will preclude a
“Termination of NAI’s Work Because of a Pre-lease Force Majeure Event” for the purposes of
determining whether NAI must pay a 97-10/Prepayment pursuant to Paragraph 9.

     (C) BNPPLC’s Election to Terminate NAI’s Work. By notice to NAI BNPPLC may elect to
terminate NAI’s rights and obligations to continue the Work at any time (i) more than thirty days
after BNPPLC has given an FOCB Notice to NAI, or (ii) after BNPPLC’s receipt of a Notice of NAI’s
Intent to Terminate and before an election by NAI to rescind the same as described in
subparagraph 7(B)(7).

     (D) Surviving Rights and Obligations. Following any Termination of NAI’s Work as
provided in subparagraph 7(B) or in 7(C), NAI will have no obligation to continue or complete any
Work; however, no such Termination of NAI’s Work will reduce or excuse the following rights and
obligations of the parties, it being intended that all such rights and obligations will survive and
continue after any Termination of NAI’s Work:

     (1) NAI’s obligations described in the next subparagraph 7(E);

     (2) the rights and obligations of NAI and BNPPLC under the Ground Lease;

     (3) the rights and obligations of NAI and BNPPLC under the Purchase Agreement, other
than NAI’s Supplemental Payment Obligation if it has been terminated as provided in
subparagraph 6(B) of the Purchase Agreement;

     (4) any obligations of NAI under the other Operative Documents by reason of any
misrepresentation or other act or omission of NAI that occurred prior to the Termination of
NAI’s Work or during any subsequent period in which NAI remains in possession or control of
the Construction Project; and

     (5) NAI’s obligations to indemnify BNPPLC as set forth in subparagraph 10(A).

     (E) Cooperation After a Termination of NAI’s Work. After any Termination of NAI’s
Work as provided in subparagraph 7(B) or subparagraph 7(C), NAI must comply with the following
terms and conditions, all of which will survive notwithstanding any such termination:

     (1) NAI must promptly deliver copies to BNPPLC of all Third Party Contracts

Amended and Restated Construction Agreement (RTP Data Center) – Page 38

 

 

and purchase orders made by NAI in the performance of or in connection with the Work,
together with all plans, drawings, specifications, bonds and other materials relating to the
Work in NAI’s possession, including all papers and documents relating to governmental
permits, orders placed, bills and invoices, lien releases and financial management under
this Agreement. All such deliveries must be made free and clear of any liens, security
interests, or encumbrances, except such as may be created by the Operative Documents.

     (2) Promptly after any request from BNPPLC made with respect to any Third Party
Contract, NAI must deliver a letter confirming: (i) whether NAI has performed any act or
executed any other instrument which invalidates or modifies such contract in whole or in
part (and, if so, the nature thereof); (ii) the extent to which such contract is valid and
subsisting and in full force and effect; (iii) that, to NAI’s knowledge, there are no
defaults or events of default then existing under such contract and, to NAI’s knowledge, no
event has occurred which with the passage of time or the giving of notice, or both, would
constitute such a default or event of default (or, if there is a default or potential
default, the nature of such default in detail); (iv) whether the services and construction
contemplated by such contract are proceeding in a satisfactory manner in all material
respects (and if not, a detailed description of all significant problems with the progress
of the services or construction); (v) in reasonable detail the then critical dates projected
by NAI for work and deliveries required by such contract; (vi) the total amount received by
the other party to such contract for work or services provided by the other party through
the date of the letter; (vii) NAI’s good faith estimate of the total cost of completing the
services and work contemplated under such contract as of the date of the letter, together
with any current draw or payment schedule for the contract; and (viii) any other information
BNPPLC may reasonably request to allow it to decide what steps it should take concerning the
contract within BNPPLC’s rights under this Agreement and the other Operative Documents.

     (3) As and to the extent requested by BNPPLC, NAI will make every reasonable effort
(but without any obligation to incur any expense or liability to do so, unless BNPPLC agrees
to reimburse the same with reasonable promptness) to secure any required consents or
approvals for an assignment of any then existing Third Party Contract to BNPPLC or its
designee, upon terms satisfactory to BNPPLC. To the extent assignable, any then existing
Third Party Contract will be assigned by NAI to BNPPLC upon request, without charge by NAI.

     (4) If NAI has canceled any Third Party Contract before and in anticipation of a
Termination of NAI’s Work, then as and to the extent requested by BNPPLC, NAI must make
every reasonable effort (but without any obligation to incur any expense or liability to do
so, unless BNPPLC agrees to reimburse the same with reasonable promptness) to secure a
reinstatement of such Third Party Contract in favor of BNPPLC and upon terms

Amended and Restated Construction Agreement (RTP Data Center) – Page 39

 

 

satisfactory to BNPPLC.

     (5) For a period not to exceed thirty days after the Termination of NAI’s Work, NAI
must take such steps as are reasonably necessary to preserve and protect Work completed and
in progress and to protect materials, equipment, and supplies at the Property or in transit.
Without regard to the conditions applicable to other payments required of BNPPLC by this
Agreement, BNPPLC must with reasonable promptness reimburse any reasonable out-of-pocket
expenses incurred by NAI to comply with this subparagraph (5); however, BNPPLC may at any
time or from time to time by notice to NAI limit or terminate such reimbursements as to
expenses incurred after NAI’s receipt of such notice, and thereafter NAI will be excused
from any obligation to incur expenses that BNPPLC may decline to reimburse.

8 Continuation of Construction by BNPPLC.

    (A) Owner’s Election to Continue Construction. Without limiting BNPPLC’s other rights
and remedies under this Agreement or the other Operative Documents, and without terminating NAI’s
surviving obligations under this Agreement or NAI’s obligations under the other Operative
Documents, after any Termination of NAI’s Work as provided in subparagraph 7(B) or
subparagraph 7(C), BNPPLC will be entitled (but not obligated) to take whatever action it deems
necessary or appropriate by the use of legal proceedings or otherwise to continue or complete the
Construction Project in a manner not substantially inconsistent (to the extent practicable under
Applicable Laws) with the general description of the Construction Project set forth in
Exhibit B. (As used herein, “Owner’s Election to Continue Construction” means any election
by BNPPLC to continue or complete the Construction Project pursuant to the preceding sentence.)
After any Owner’s Election to Continue Construction, BNPPLC may do any one or more of the following
pursuant to this subparagraph without further notice and regardless of whether any breach of this
Agreement by NAI is then continuing:

     (1) Take Control of the Property. BNPPLC may cause NAI and any contractors or
other parties on the Property to vacate the Property until the Construction Project is
complete or BNPPLC elects not to continue work on the Construction Project.

     (2) Continuation of Construction. BNPPLC may perform or cause to be performed
any work to complete or continue the construction of the Construction Project. In this
regard, so long as work ordered or undertaken by BNPPLC is not substantially inconsistent
(to the extent practicable under Applicable Laws) with the general description of the
Construction Project set forth in Exhibit B and the permitted use of the Property
set forth in the Lease, BNPPLC will have complete discretion to:

     (a) proceed with construction according to such plans and

Amended and Restated Construction Agreement (RTP Data Center) – Page 40

 

 

specifications as BNPPLC may from time to time approve;

     (b) establish and extend construction deadlines as BNPPLC from time to time
deems appropriate, without obligation to adhere to any deadlines for construction by
NAI set forth in this Agreement;

     (c) hire, fire and replace architects, engineers, contractors, construction
managers and other consultants as BNPPLC from time to time deems appropriate,
without obligation to use, consider or compensate architects, engineers,
contractors, construction managers or other consultants previously selected or
engaged by NAI;

     (d) determine the compensation that any architect, engineer, contractor,
construction manager or other consultant engaged by BNPPLC will be paid, and the
terms and conditions that will govern the payment of such compensation (including
whether payment will be due in advance, over the course of construction or on some
other basis and including whether contracts will be let on a fixed price basis, a
cost plus a fee basis or some other basis), as BNPPLC from time to time reasonably
deems appropriate;

     (e) pay, settle or compromise existing or future bills and claims which are or
may be liens against the Property or as BNPPLC reasonably considers necessary or
desirable for the completion of the Construction Project or the removal of any
clouds on title to the Property;

     (f) prosecute and defend all actions or proceedings in connection with the
construction of the Construction Project;

     (g) select and change interior and exterior finishes for the Improvements and
landscaping as BNPPLC from time to time deems appropriate; and

     (h) generally do anything that NAI itself might have done if NAI had satisfied
or obtained BNPPLC’s waiver of the conditions specified therein.

     (3) Arrange for Turnkey Construction. Without limiting the generality of the
foregoing, BNPPLC may engage any contractor or real estate developer BNPPLC believes to be
reputable to take over and complete construction of the Construction Project on a “turnkey”
basis.

     (4) Suspension or Termination of Construction by BNPPLC.
Notwithstanding

Amended and Restated Construction Agreement (RTP Data Center) – Page 41

 

 

any Owner’s Election to Continue Construction, BNPPLC may subsequently elect at any
time to suspend or terminate further construction without obligation to NAI.

For purposes of the Operative Documents (including the determination of the Outstanding
Construction Allowance, the Lease Balance and the Break Even Price), after any Owner’s Election to
Continue Construction, all costs and expenditures incurred or paid by or on behalf of BNPPLC to
complete or continue construction as provided in this subparagraph 8(A) will be considered
Construction Advances, regardless of whether they cause the Funded Construction Allowance to exceed
the Maximum Construction Allowance. Further, as used in the preceding sentence, “costs incurred” by
BNPPLC will include costs that BNPPLC has become obligated to pay to any third party that is not an
Affiliate of BNPPLC (including any construction contractor), even if the payments for which BNPPLC
has become so obligated constitute prepayments for work or services to be rendered after payment
and notwithstanding that BNPPLC’s obligations for the payments may be conditioned upon matters
beyond BNPPLC’s control. For example, even if a construction contract between BNPPLC and a
contractor excuses BNPPLC from making further progress payments to the contractor upon NAI’s
failure to make any required 97-10/Prepayment under this Agreement, the obligation to make a
progress payment would nonetheless be “incurred” by BNPPLC, for purposes of determining whether
BNPPLC has incurred costs considered to be 97-10/Project Costs and Construction Advances, when
BNPPLC’s obligation to pay it became subject only to NAI’s payment of a 97-10/Prepayment or other
conditions beyond BNPPLC’s control.

     (B) Powers Coupled With an Interest. BNPPLC’s rights under subparagraph 8(A) are
intended to constitute powers coupled with an interest which cannot be revoked.

9 NAI’s Obligation for 97-10/Prepayments. After any 97-10/Meltdown Event NAI must make a
97-10/Prepayment to BNPPLC within three Business Days after receipt from BNPPLC of any demand for
such a payment. BNPPLC may demand 97-10/Prepayments pursuant to this Paragraph at any time and
from time to time (as 97-10/Project Costs increase) after a 97-10/Meltdown Event. NAI acknowledges
that it is undertaking the obligation to make 97-10/Prepayments as provided in this Paragraph in
consideration of the rights afforded to it by this Agreement, but that such obligation is not
contingent upon any exercise by NAI of such rights or upon its rights under any other Operative
Documents. If a 97-10/Meltdown Event does occur, NAI’s obligation to make 97-10/Prepayments as
provided in this Paragraph will survive any Termination of NAI’s Work.

Notwithstanding the foregoing provisions of this Paragraph 9, if (as provided in subparagraph 7(B))
NAI effectively makes the election for a Termination of NAI’s Work because of a Pre-lease Force
Majeure Event that resulted in Pre-lease Force Majeure Excess Costs or Pre-lease Force Majeure
Delays, then NAI will be excused from the obligation to make 97-10/Prepayments until such time (if
ever) that BNPPLC itself completes the Construction

Amended and Restated Construction Agreement (RTP Data Center) – Page 42

 

 

Project or causes it to be completed as BNPPLC is authorized to do by subparagraph 8(A).

10 Indemnity for Covered Construction Period Losses.

     (A) Covenant to Indemnify Against Covered Construction Period Losses. Subject to the
qualifications in subparagraph 10(B), as directed by BNPPLC, NAI must indemnify and defend BNPPLC
from and against all of the following Losses (“Covered Construction Period Losses”):

     (1) Losses suffered or incurred by BNPPLC, directly or indirectly, relating to or
arising out of, based on or as a result of any of the following which occurs or is alleged
to have occurred prior to any Termination of NAI’s Work: (i) any Hazardous Substance
Activity; (ii) any violation of any applicable Environmental Laws relating to the Land or
the Property or to the ownership, use, occupancy or operation thereof; (iii) any
investigation, inquiry, order, hearing, action, or other proceeding by or before any
governmental or quasi-governmental agency or authority in connection with any Hazardous
Substance Activity; or (iv) any claim, demand, cause of action or investigation, or any
action or other proceeding, whether meritorious or not, brought or asserted against BNPPLC
which directly or indirectly relates to, arises from, is based on, or results from any of
the matters described in clauses (i), (ii), or (iii) of this provision or any allegation of
any such matters;

     (2) Losses incurred or suffered by BNPPLC that BNPPLC would not have incurred or
suffered but for any act or any omission of NAI or of any NAI’s contractors or
subcontractors during the period prior to any Termination of NAI’s Work (as provided in
subparagraphs 7(B) and 7(C)) or during any other period that NAI remains in possession or
control of the Construction Project (including any failure by NAI to obtain or maintain
insurance as required by this Agreement during such periods; but excluding, however, as
described below, certain Losses consisting of claims related to any failure of NAI to
complete the Construction Project);

     (3) Losses incurred or suffered by BNPPLC that would not have been incurred but for any
fraud, misapplication of funds (including Construction Advances), illegal acts, or willful
misconduct on the part of NAI or its employees or of any other party acting under NAI’s
control or with the approval or authorization of NAI; and

     (4) Losses incurred or suffered by BNPPLC that would not have been incurred but for any
bankruptcy proceeding involving NAI as the debtor.

NAI’s obligations under this indemnity will apply whether or not BNPPLC is also indemnified as to
the applicable Covered Construction Period Loss by any third party (including another

Amended and Restated Construction Agreement (RTP Data Center) – Page 43

 

 

Interested Party) and whether or not the Covered Construction Period Loss arises or accrues prior
to the Effective Date. Further, in the event, for income tax purposes, BNPPLC must include in its
taxable income any payment or reimbursement from NAI which is required by this indemnity (in this
provision, the “Original Indemnity Payment”), and yet BNPPLC is not entitled during the same
taxable year to a corresponding and equal deduction from its taxable income for the Covered
Construction Period Loss paid or reimbursed by such Original Indemnity Payment (in this provision,
the “Corresponding Loss”), then NAI must also pay to BNPPLC on demand the additional amount (in
this provision, the “Additional Indemnity Payment”) needed to gross up the Original Indemnity
Payment for any and all resulting additional income taxes. That is, NAI must pay an Additional
Indemnity Payment as is needed so that the Corresponding Loss (computed net of the reduction, if
any, of BNPPLC’s income taxes because of credits or deductions that are attributable to the
BNPPLC’s payment or deemed payment of the Corresponding Loss and that are recognized for tax
purposes in the same taxable year during which BNPPLC must recognize the Original Indemnity Payment
as income) will not exceed the difference computed by subtracting (i) all income taxes (determined
for this purpose based on the highest marginal income tax rates charged to corporations by federal,
state and local tax authorities, as applicable, for the relevant period or periods) imposed because
of the receipt or constructive receipt of the Original Indemnity Payment and the Additional
Indemnity Payment, from (ii) the sum of the Original Indemnity Payment and the Additional Indemnity
Payment. (With regard to any payment or reimbursement of an Original Indemnity Payment, “After
Tax Basis” means that such payment or reimbursement is or will be made together with the additional
amount needed to gross up such Original Indemnity Payment as described in this provision.)

     (B) Certain Losses Included or Excluded.

     (1) Back to Back Claims by Participants Against BNPPLC. Losses for which BNPPLC is
entitled to be indemnified as described in subparagraph 10(A) will include claims made
against BNPPLC by any Participant, and amounts (if any) reimbursed by BNPPLC to any
Participant, because of the following:

     (a) Losses suffered or incurred by such Participant, directly or indirectly,
relating to or arising out of any of the following which occurs or is alleged to
have occurred prior to any Termination of NAI’s Work: (i) any Hazardous Substance
Activity; (ii) any violation of any applicable Environmental Laws relating to the
Land or the Property or to the ownership, use, occupancy or operation thereof; (iii)
any investigation, inquiry, order, hearing, action, or other proceeding by or before
any governmental or quasi-governmental agency or authority in connection with any
Hazardous Substance Activity; or (iv) any claim, demand, cause of action or
investigation, or any action or other proceeding, whether meritorious or not,
brought or asserted against such Participant which directly or indirectly relates
to, arises from, is based on, or results from any of the

Amended and Restated Construction Agreement (RTP Data Center) – Page 44

 

 

matters described in clauses (i), (ii), or (iii) of this provision or any
allegation of any such matters;

     (b) Losses incurred or suffered by such Participant that such Participant would
not have incurred or suffered but for any act or any omission of NAI or of any NAI’s
contractors or subcontractors during the period prior to any Termination of NAI’s
Work (as provided in subparagraphs 7(B) and 7(C)) or during any other period that
NAI remains in possession or control of the Construction Project (including any
failure by NAI to obtain or maintain insurance as required by this Agreement during
such periods; but excluding, however, as described below, certain Losses consisting
of claims related to any failure of NAI to complete the Construction Project);

     (c) Losses incurred or suffered by such Participant that would not have been
incurred but for any fraud, misapplication of funds (including Construction
Advances), illegal acts, or willful misconduct on the part of NAI or its employees
or of any other party acting under NAI’s control or with the approval or
authorization of NAI; and

     (d) Losses incurred or suffered by such Participant that would not have been
incurred but for any bankruptcy proceeding involving NAI as the debtor.

     (2) Environmental. As used in clause (1) of the preceding subparagraph 10(A) and
clause (a) of the preceding subparagraph 10(B)(1), “Losses” will not include costs properly
incurred in connection with the Work to prevent the occurrence of a violation of
Environmental Laws that did not previously exist. (For example, Environmental Losses will
not include the increase in costs resulting from NAI’s installation of fire proofing
materials other than asbestos because of Environmental Laws that prohibit the use of
asbestos.) However, any costs to correct or answer for any violation of Environmental Laws
that occurred on or prior to the Effective Date or that NAI causes or permits to occur after
the Effective Date in connection with the Work or the Property will constitute Environmental
Losses. (Thus, for instance, if NAI releases Hazardous Materials from the Property in a
manner that contaminates ground water in violation of Environmental Laws, the costs of
correcting the contamination and any applicable fines or penalties will constitute
Environmental Losses for which NAI must indemnify and defend BNPPLC pursuant to
subparagraph 10(A).)

     (3) Failure to Maintain a Safe Work Site. If a third party asserts a claim for damages
against BNPPLC because of injuries the third party sustained while on the Land as a result
of NAI’s breach of its obligations under this Agreement to keep the Land and the
Improvements thereon in a reasonably safe condition as Work progresses under NAI’s

Amended and Restated Construction Agreement (RTP Data Center) – Page 45

 

 

direction and control, then any such claim and other Losses resulting from such claim
will constitute Covered Construction Period Losses under clause (2) of subparagraph 10(A).
Also, if the third party asserts a claim for damages against any Participant because of such
injuries, and if the Participant requires BNPPLC to reimburse the Participant’s Losses
attributable to such claim, then such reimbursement will constitute Covered Construction
Period Losses under clause (2) of subparagraph 10(A), consistent with understanding
confirmed by clause (b) of subparagraph 10(B)(1).

     (4) Failure to Complete Construction. Additional costs of construction may result from
NAI’s failure to complete the Construction Project if a Termination of NAI’s Work occurs
pursuant to subparagraphs 7(B) and 7(C). Nevertheless, it is understood that a failure of
NAI to complete the Construction Project following any such Termination of NAI’s Work will
not necessarily constitute a breach of this Agreement, and clause (2) of subparagraph 10(A)
will not include any such additional costs of performing the Work or the cost to BNPPLC of
completing the Construction Project after the Termination of NAI’s Work. (To the extent,
however, that such costs qualify as 97-10/Project Costs, they may increase the 97-10/Maximum
Permitted Prepayment.)

     (5) Fraud. As used in clause (3) of subparagraph 10(A) and clause (c) of
subparagraph 10(B)(1), “fraud” or “willful misconduct” will include (i) any deliberate
decision by NAI to make a Scope Change without BNPPLC’s prior written approval, (ii) any
fraud or intentional misrepresentation by NAI, or its vendors, contractors or subcontractors
regarding NAI’s ongoing compliance with the requirements of this Agreement, and (iii) the
performance by NAI or its vendors, contractors or subcontractors of Defective Work, with
NAI’s knowledge that it constitutes Defective Work, prior to any Termination of NAI’s Work
as provided in subparagraphs 7(B) and 7(C).

     (6) Excluded Taxes and Established Misconduct. Nothing in this Paragraph 10 or other
provisions of this Agreement will be construed to require NAI to reimburse or pay Excluded
Taxes or Losses incurred or suffered by BNPPLC that are proximately caused by (and
attributed by any applicable principles of comparative fault to) the Established Misconduct
of BNPPLC.

     (C) Express Negligence Protection. Every release provided in this Agreement for
BNPPLC or any other Interested Party, and the indemnity provided for the benefit of BNPPLC in the
preceding subparagraph 10(A), will apply even if and when the subject matters thereof are alleged
to be caused by or to arise out of the negligence or strict liability of BNPPLC or another
Interested Party. Further, all such releases and the indemnity will apply even if insurance
obtained by NAI or required of NAI by this Agreement is not adequate to cover Losses against or for
which the releases and the indemnity are provided (although NAI’s liability for any failure to

Amended and Restated Construction Agreement (RTP Data Center) – Page 46

 

 

obtain insurance required by this Agreement will not be limited to Losses against which indemnity is
provided, it being understood that the parties have agreed upon insurance requirements for reasons
that extend beyond providing a source of payment for Losses against which BNPPLC may be indemnified
by NAI).

     (D) Survival of Indemnity. NAI’s obligations under this Paragraph 10 will survive the
termination or expiration of this Agreement and any Termination of NAI’s Work with respect to
Losses suffered by BNPPLC resulting or arising from events or circumstances which existed or
occurred or are alleged to have existed or occurred prior to the Termination of NAI’s Work or
during any subsequent period in which NAI remains in possession or control of the Construction
Project, whether such Losses are asserted, suffered or paid before or after the Termination of
NAI’s Work.

     (E) Due Date for Indemnity Payments. Any amount to be paid by NAI under this
Paragraph 10 will be due fifteen days after a notice requesting such payment is received by NAI.
Any such amount not paid by NAI when first due will bear interest at the Default Rate in effect
from time to time from the date it first became due until paid; provided, that nothing herein
contained will be construed as permitting the charging or collection of interest at a rate
exceeding the maximum rate permitted under Applicable Laws.

     (F) Order of Application of Payments. BNPPLC will be entitled to apply any payments
by or on behalf of NAI against NAI’s obligations under this Paragraph 10 or against other amounts
owing by NAI and then past due under any of the other Operative Documents in the order the same
became due or in such other order as BNPPLC may elect.

     (G) Defense of BNPPLC.

     (1) Assumption of Defense. By notice to NAI BNPPLC may direct NAI to assume on behalf
of BNPPLC and to conduct with due diligence and in good faith the defense of and the
response to any claim, proceeding or investigation included in or concerning any Covered
Construction Period Loss. NAI must promptly comply with any such direction using counsel
selected by NAI and reasonably satisfactory to BNPPLC to represent BNPPLC. In the event NAI
fails to promptly comply with any such direction from BNPPLC, BNPPLC may contest or settle
the claim, proceeding or investigation using counsel of its own selection at NAI’s expense,
subject only to subparagraph 10(I) if that subparagraph is applicable.

     (2) Indemnity Not Contingent. Also, although subparagraphs 10(I) and 10(J) will apply
to tort claims asserted against BNPPLC related to the Property, the right of BNPPLC to be
indemnified pursuant to subparagraph 10(A) for payments made to satisfy governmental
requirements (“Government Mandated Payments”) (e.g., fines payable

Amended and Restated Construction Agreement (RTP Data Center) – Page 47

 

 

because of any release of Hazardous Materials from the Property) will not be
conditioned in any way upon NAI having consented to or approved of, or having been provided
with an opportunity to defend against or contest, such Government Mandated Payments. In all
cases, however, including those which may involve Government Mandated Payments, the rights
of BNPPLC to be indemnified will be subject to subparagraph 10(K).

     (H) Notice of Claims. If BNPPLC receives a written notice of a claim for taxes or a
claim alleging a tort or other unlawful conduct that BNPPLC believes is covered by the indemnity in
subparagraph 10(A), then BNPPLC will be expected to promptly furnish a copy of such notice to NAI.
The failure to so provide a copy of the notice will not excuse NAI from its obligations under
subparagraph 10(A); except that if such failure continues for more than fifteen days after the
notice is received by BNPPLC and NAI is unaware of the matters described in the notice, with the
result that NAI is unable to assert defenses or to take other actions which could minimize its
obligations, then NAI will be excused from its obligation to indemnify BNPPLC against the Covered
Construction Period Losses, if any, which would not have been incurred or suffered but for such
failure. For example, if BNPPLC fails to provide NAI with a copy of a notice of an overdue tax
obligation covered by the indemnity set out in subparagraph 10(A) and NAI is not otherwise already
aware of such obligation, and if as a result of such failure BNPPLC becomes liable for penalties
and interest covered by the indemnity in excess of the penalties and interest that would have
accrued if NAI had been promptly provided with a copy of the notice, then NAI will be excused from
any obligation to BNPPLC (or any Affiliate of BNPPLC) to pay the excess.

     (I) Withholding of Consent to Settlements Proposed by NAI. With regard to any tort
claim against BNPPLC for which NAI undertakes to defend BNPPLC as provided in
subparagraph 10(G)(1), if BNPPLC unreasonably refuses to consent to a settlement of the claim which
is proposed by NAI and which will meet the conditions listed in the next sentence, NAI’s liability
for the cost of continuing the defense and for any other amounts payable in respect of the claim
will be limited to the total cost for which the settlement proposed by NAI would have been
accomplished but for the unreasonable refusal to consent. Any such settlement proposed by NAI
must meet the following conditions: (A) at the time of the settlement by NAI, NAI must pay all
amounts required to release BNPPLC and other affected Interested Parties (if any) and their
property interests from any further obligation for or liens securing the applicable claim and from
any interest, penalties and other related liabilities, and (B) the settlement or compromise must
not involve an admission of fraud or criminal wrongdoing or result in some other material adverse
consequence to BNPPLC or any other Interested Party.

     (J) Settlements Without the Prior Consent of NAI.

     (1) Election to Pay Reasonable Settlement Costs in Lieu of Actual. Except as otherwise
provided in subparagraph 10(J)(2), if BNPPLC settles any tort claim for which

Amended and Restated Construction Agreement (RTP Data Center) – Page 48

 

 

it is entitled to be indemnified by NAI without NAI’s consent, then NAI may, by notice
given to BNPPLC no later than ten days after NAI is notified of the settlement, elect to pay
Reasonable Settlement Costs to BNPPLC in lieu of a payment or reimbursement of actual
settlement costs. (With respect to any tort claim asserted against BNPPLC, “Reasonable
Settlement Costs” means the maximum amount that a prudent Person in the position of BNPPLC,
but able to pay any amount, might reasonably agree to pay to settle the tort claim, taking
into account the nature and amount of the claim, the relevant facts and circumstances known
to BNPPLC at the time of settlement and the additional Attorneys Fees’ and other costs of
defending the claim which could be anticipated but for the settlement.) After making an
election to pay Reasonable Settlement Costs with regard to a particular tort claim, NAI will
have no right to rescind or revoke the election, despite any subsequent determination that
Reasonable Settlement Costs exceed actual settlement costs. It is understood that
Reasonable Settlement Costs may be more or less than actual settlement costs and that a
final determination of Reasonable Settlement Costs may not be possible until after NAI must
decide between paying Reasonable Settlement Costs or paying actual settlement costs.

     (2) Conditions to Election. Notwithstanding the foregoing, NAI will have no right to
elect to pay Reasonable Settlement Costs in lieu of actual settlement costs if BNPPLC
settles claims without NAI’s consent at any time when an Event of Default has occurred and
is continuing or after a failure by NAI to conduct with due diligence and in good faith the
defense of and the response to any claim, proceeding or investigation as provided in
subparagraph 10(G)(1).

     (3) Indemnity Survives Settlement. Except as provided in this subparagraph 10(J), no
settlement by BNPPLC of any claim made against it will excuse NAI from any obligation to
indemnify BNPPLC against the settlement costs or other Covered Construction Period Losses
suffered by reason of, in connection with, arising out of, or in any way related to such
claim.

     (K) No Authority to Admit Wrongdoing on the Part of NAI. BNPPLC will not under any
circumstances have any authority to bind NAI to an admission of wrongdoing or responsibility to any
third party claimant with regard to matters for which BNPPLC claims a right to indemnification from
NAI under this Agreement.

Further, nothing herein contained, including the foregoing provisions concerning settlements by
BNPPLC of indemnified Losses, will be construed as authorizing BNPPLC to bind NAI to do or refrain
from doing anything to satisfy a third party claimant. If, for example, a claim is made by a
Governmental Authority that NAI must refrain from some particular conduct on or about the Land in
order to comply with Applicable Laws, BNPPLC cannot bind NAI (and will not purport to bind NAI) to
any agreement to refrain from such conduct or otherwise prevent NAI from

Amended and Restated Construction Agreement (RTP Data Center) – Page 49

 

 

continuing to contest the claim by reason of any provision set forth herein.

Moreover, so long as this Agreement or the Lease continues, BNPPLC’s right to settle any claim
involving the Property will not include the right to bind NAI to any agreement (including any
consent decree proposed by any Governmental Authority) which purports to prohibit, limit or impose
conditions upon any use of the Property by NAI without the prior written consent of NAI. In the
case of any proposed settlement of a claim asserted by a Governmental Authority against BNPPLC, NAI
will not unreasonably withhold such consent. However, for purposes of determining whether it is
reasonable for NAI to withhold such consent, any diligent ongoing undertaking by NAI to contest
such the claim on behalf of BNPPLC will be relevant.

Subject to the foregoing provisions in this subparagraph 10(K), BNPPLC may agree for itself (and
only for itself) to act or refrain from doing anything as demanded or requested by a third party
claimant; provided, however, in no event will such an agreement impede NAI from continuing to
exercise its rights to operate its business on the Property or elsewhere in any lawful manner
deemed appropriate by NAI, nor will any such agreement limit or impede NAI’s right to contest
claims raised by any third party claimants (including Governmental Authorities) that NAI is not
complying or has not complied with Applicable Laws.

     (L) Refunds of Covered Construction Period Losses Paid by NAI.

     (1) Payment by BNPPLC After Refund. If BNPPLC receives a refund of any Covered
Construction Period Losses paid, reimbursed or advanced by NAI pursuant to
subparagraph 10(A), BNPPLC will promptly pay to NAI the amount of such refund, plus or minus
any net tax benefits or detriments realized by BNPPLC as a result of such refund and such
payment to NAI; provided, that the amount payable to NAI will not exceed the amount of the
indemnity payment in respect of such refunded Covered Construction Period Losses that was
made by NAI. If it is subsequently determined that BNPPLC was not entitled to such refund,
the portion of such refund that is repaid or recaptured will be treated as a Covered
Construction Period Loss for which NAI must indemnify BNPPLC pursuant to subparagraph 10(A)
without regard to subparagraph 10(B)(6). If, in connection any such refund, BNPPLC also
receives an amount representing interest on such refund, BNPPLC will promptly pay to NAI the
amount of such interest, plus or minus any net tax benefits or detriments realized by BNPPLC
as a result of the receipt or accrual of such interest and as a result of the such payment
to NAI; provided, that BNPPLC will not be required to make any such payment in respect of
the interest (if any) that is fairly attributable to a period before NAI paid, reimbursed or
advanced the Covered Construction Period Losses refunded to BNPPLC.

     (2) Meaning of Refund. With respect to Covered Construction Period Losses incurred or
suffered by BNPPLC and paid or reimbursed by NAI on an After Tax Basis, if

Amended and Restated Construction Agreement (RTP Data Center) – Page 50

 

 

taxes of BNPPLC which are not subject to indemnification by NAI are reduced because of
such Losses (whether by reason of a deduction, credit or otherwise) and such reduction was
not taken into account in the calculation of the required reimbursement or payment by NAI,
then for purposes of this subparagraph 10(L) such reduction will be considered a “refund”.

     (3) Conditions to Payment. Notwithstanding the foregoing, in no event will BNPPLC be
required to make any payment to NAI pursuant to this subparagraph 10(L) after any
97-10/Meltdown Event or when any Event of Default has occurred and is continuing.

11 Characterization of Operative Documents; Remedies.

     (A) Characterization of Operative Documents.

     (1) Confirmation of Lien and Security Interest Granted in the Lease. Reference is made
to subparagraph 4(C) of the Lease, in which NAI and BNPPLC have confirmed their intent that
(A) for the purposes of determining the proper accounting for the Lease by NAI, BNPPLC will
be treated as the owner and landlord of the Property and NAI will be treated as the tenant
of the Property, and (B) for income tax purposes and commercial law (including real estate
and bankruptcy law) and regulatory purposes, (1) the Lease and the other Operative Documents
(including this Agreement) will be treated as a financing arrangement, (2) BNPPLC will be
deemed a lender making loans to NAI in the principal amount equal to the Lease Balance,
which loans are secured by the Property, and (3) NAI will be treated as the owner of the
Property and will be entitled to all tax benefits available to the owner of the Property.
Consistent with such intent, by the provisions set forth in Exhibit B to the Lease,
NAI is granting to BNPPLC a lien upon and mortgaging and warranting title to the leasehold
estate in the Land created by the Ground Lease and the Improvements and all rights, titles
and interests of NAI in and to other Property, WITH POWER OF SALE, to secure all obligations
(monetary or otherwise) of NAI arising under or in connection with any of the Operative
Documents (including this Agreement). NAI further confirms and agrees that (i) its grant
of a lien and security interest as set forth in Exhibit B of the Lease is made as of
the Effective Date, even though the Term of the Lease will not commence before the
Completion Date, and (ii) the security interest granted in Exhibit B of the Lease
will extend to and cover all Third Party Contracts, now existing or made in the future.

     (2) Foreclosure Remedies. Even before the Completion Date, at any time when an Event
of Default has occurred and is continuing, BNPPLC may notify NAI of BNPPLC’s intent to
pursue remedies described in Exhibit B to the Lease, and at any time thereafter,
regardless of whether the Event of Default is continuing, if NAI has not

Amended and Restated Construction Agreement (RTP Data Center) – Page 51

 

 

already purchased the Property or caused an Applicable Purchaser to purchase the
Property pursuant to the Purchase Agreement, (i) BNPPLC will have the power and authority,
to the extent provided by law, after proper notice and lapse of such time as may be required
by law, to sell or arrange for a sale to foreclose its lien and security interest granted in
Exhibit B to the Lease, and (ii) BNPPLC, in lieu of or in addition to exercising any
power of sale granted in Exhibit B to the Lease, may proceed by a suit or suits in
equity or at law for a foreclosure or sale of the Property or for the specific performance
of any covenant or agreement herein contained or in aid of the execution of any power herein
granted, or for the appointment of a receiver pending any foreclosure or sale of the
Property, or for the enforcement of any other legal or equitable remedy permitted by law.

     (B) Notice Required So Long As the Purchase Option Continues Under the Purchase
Agreement. Prior to the Designated Sale Date, so long as NAI remains in possession of the
Property and there has been no termination of the Purchase Option as provided in
Paragraph 6(B) of the Purchase Agreement, BNPPLC’s right to complete any foreclosure sale
as provided in subparagraph 11(A)(2) will be subject to the condition precedent that BNPPLC has
notified NAI, at a time when an Event of Default has occurred and is continuing and no less than
thirty days prior to completing such a sale, of BNPPLC’s intent to do so. The condition precedent
is intended to provide NAI with an opportunity to exercise the Purchase Option before losing
possession of the Property because of a sale authorized by subparagraph 11(A)(2). The condition
precedent is not, however, intended to extend any period for curing an Event of Default.
Accordingly, if an Event of Default has occurred, and regardless of whether any Event of Default is
then continuing, BNPPLC may proceed immediately to complete a sale authorized by
subparagraph 11(A)(2) at any time after the earliest of (i) thirty days after BNPPLC has given such
a notice to NAI, (ii) any date upon which NAI relinquishes possession of the Property, or (iii) any
termination of the Purchase Option.

     (C) Remedies Cumulative. No right or remedy herein conferred upon or reserved to
BNPPLC is intended to be exclusive of any other right or remedy, and each and every such right and
remedy will be cumulative and in addition to any other right or remedy given to BNPPLC under other
Operative Documents (including the right to accelerate the Designated Sale Date, as provided in the
definition thereof in the Common Definitions and Provisions Agreement, and the right, when
applicable, to exercise the Put Option as provided in subparagraph 3(B) of the Purchase Agreement)
or now or hereafter existing in favor of BNPPLC under Applicable Laws. In addition to other
remedies provided in this Agreement, BNPPLC will be entitled, to the extent permitted by Applicable
Law or in equity, to injunctive relief in case of the violation, or attempted or threatened
violation, of any of the covenants, agreements, conditions or provisions of this Agreement.
Nothing contained in this Agreement will limit or prejudice the right of BNPPLC to prove for and
obtain in proceedings for bankruptcy or insolvency of NAI by reason of the termination of this
Agreement, an amount equal to the maximum allowed by any statute or rule of law in effect at the
time when, and governing the proceedings in which, the damages are

Amended and Restated Construction Agreement (RTP Data Center) – Page 52

 

 

to be proved, whether or not the amount be greater, equal to, or less than the amount BNPPLC might
recover under this Agreement. Without limiting the generality of the foregoing, nothing contained
herein will modify, limit or impair any of the rights and remedies of BNPPLC under the Purchase
Agreement, including its right to exercise the Put Option provided in subparagraph 3(B) of the
Purchase Agreement if the conditions listed in subparagraph 3(B) of the Purchase Agreement are
satisfied; and BNPPLC will not be required to give the thirty day notice described in
subparagraph 11(B) as a condition precedent to any acceleration of the Designated Sale Date or to
taking any action to enforce the Purchase Agreement

     (D) Third Party Estoppels. If requested by BNPPLC with respect to any material
construction contract between NAI and a third party contractor for any part of the Work, NAI shall
cause the contractor to execute and deliver to BNPPLC an estoppel letter substantially in the form
of Exhibit J. Similarly, if requested by BNPPLC with respect to any material architectural
or engineering contract between NAI and a third party professional or firm for any part of the
Work, NAI shall cause the professional or firm thereunder to execute and deliver to BNPPLC an
estoppel letter substantially in the form of Exhibit K.

12 Amendment and Restatement of Prior Construction Agreement. This Agreement amends,
restates and replaces entirely the Prior Construction Agreement. Without limiting the rights and
obligations of NAI under this Agreement, NAI acknowledges that any and all rights or interest of
NAI in and to the Land or other Property under the Prior Construction Agreement are now made
subject to the terms and conditions of this Agreement; and all rights and interests of BNPPLC in
and to the Land or other Property under the Prior Construction Agreement are renewed and extended
(rather than terminated) by this Agreement.

[The signature pages follow.]

Amended and Restated Construction Agreement (RTP Data Center) – Page 53

 

 

     IN
WITNESS WHEREOF, this Amended and Restated Construction Agreement
(RTP Data Center) is executed to be effective as of November 29, 2007.

	 	 	 	 	 
	 	BNP PARIBAS LEASING
CORPORATION, a
 Delaware
corporation

 	 
	 	By:  	/s/ Lloyd G. Cox
 	 
	 	 	Lloyd G. Cox, Managing Director 	 
	 	 	 	 
	 

Amended and Restated Construction Agreement (RTP Data Center) – Signature Page

 

 

[Continuation of signature pages for Amended and Restated Construction Agreement (RTP Data Center)
dated as of November 29, 2007.]

	 	 	 	 	 
	 	NETWORK APPLIANCE, INC., a Delaware corporation

 	 
	 	By:  	/s/ Ingemar Lanevi
 	 
	 	 	Ingemar Lanevi, Vice President and Corporate 	 
	 	 	Treasurer 	 
	 

Amended and Restated Construction Agreement (RTP Data Center) – Signature Page

 

 

Exhibit A

Legal Description

BEING a portion of Site 12 as shown on the map entitled “Exempt Subdivision Map of Site 12”,
prepared by Barbara H. Mulkey Engineering, Inc., on May 30, 2000 as recorded in the Book of Maps
2000, Page 1300, Wake County, North Carolina Registry, such portion being described as follows:

Unit 4 and the Additional Leased Premises, both as defined below (collectively, the
“Ground Lease Premises”).

As used in this Exhibit:

     (1) “Additional Leased Premises” means the land surrounding and adjacent to
Unit 4, depicted on the site plan attached to and made a part of this Exhibit as the
area shaded in gray, which includes parking lots, driveways and other areas within
the larger area designated as Common Elements in the Condominium Declaration. The
outer boundaries of the Additional Leased Premises are described by metes and bounds
on the last page attached to and made a part of this Exhibit. All land within those
outer boundaries, other than Unit 4, is included in the Additional Leased Premises.

     (2) “Condominium Declaration” means the Declaration of Condominium for NetApp
RTP Phase I Condominium recorded in Book 012647, Page 01310, Wake County, North
Carolina Registry.

     (3) “Condominium Map” means the plat provided to BNP Paribas Leasing
Corporation (“BNPPLC”) by Network Appliance, Inc. (“NAI”) attached to and made a
part of this Exhibit. (The Condominium Map has also been filed in the Book of Maps
CM2007, Page 444A1, Wake County, North Carolina Registry.)

     (4) “Unit 4” means the land designated and described in the Condominium
Declaration as Unit 4 and is shown on the Condominium Map and site plan attached to
and made a part of this Exhibit.

TOGETHER WITH, easements appurtenant to the Amended and Restated Ground Lease Premises as described
in Exhibit A attached to the Ground Lease dated as of November 29, 2007 between BNPPLC, as
lessee, and NAI, as lessor (the “Ground Lease”);

SUBJECT, HOWEVER, to an easement reserved over the Additional Leased Premises (but not any part of
Unit 4) in favor of the Association as described in Exhibit A attached to the Ground Lease.

 

 

Exhibit A to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

Exhibit A to Amended and Restated Construction Agreement (RTP Data Center) – Page 3

 

 

Attachment to Exhibit A — Metes and Bounds

Description of “Additional Leased Premises”

     The following is a metes and bounds description of the outer boundaries of the Additional Leased
Premise:

BEGINNING
at NCGS Monument “Hopson”, said monument having NC Grid Coordinates
of N=773,721.48 and E=2,034,907.39 (NAD 83), traveling thence South
11° 44' 59" West 6154.66 feet to a right-of-way monument on the southern margin of
Louis Stephens Drive (a 100 foot public right-of-way), thence North
72° 48' 35"
East 164.29 feet to a right-of-way monument on the southern margin of
Kit Creek
Road (a 150 foot public right-of-way); thence with the southern margin of said
Kit Creek Road the following two (2) courses and distances:

     (1) South
68° 46' 54 East 412.64 feet to a right-of-way monument; and

     (2) with a curve to the right having a radius of 924.83
feet, an arc length of 475.96. and a chord bearing
and distance of South
54° 02' 59" East 470.72 feet
to a computed point;

said
computed being the POINT AND PLACE OF BEGINNING; thence from said point of
beginning and continuing with the southern margin of Kit Creek Road South
39° 18' 29" East 571.64 feet to a computed point, thence cornering
and leaving said right-of-way and with the common line of property now or
formerly owned by Research Triangle Foundation of NC (DB 1670 PG 239) the
following two (2) courses and distances:

     (1) South
50° 41' 31" West 100.00 feet to an iron pipe found; and

     (2) South 83° 31' 01" West 483.47 feet to an iron pipe found;

thence cornering and
along three (3) new lines within the bounds of property
owned by Network Appliance, Inc. (DB 10941 Pg 2054) as follows:

     (1) North
12° 44' 00" West 279.97 feet;

     (2) North
48° 55' 31" West 50.30 feet; and

     (3) North 32° 57' 24" East 401.61 feet to a point along the southern
margin of said Kit Creek Road;

thence with the southern margin of Kit Creek Road along a curve to the
right having a radius of 925.04
feet, an arc length of 113.05 feet and a chord bearing and distance of
South 42° 48' 33" East 112.98 feet to
the POINT AND PLACE OF BEGINNING, containing 5.36 acres (233,621 square
feet), more or less,
said area shown on the rendering attached hereto.

Exhibit A to Amended and Restated Construction Agreement (RTP Data Center) – Page 4

 

 

Exhibit B

Description of the Construction Project and Construction Budget

     Subject to future Scope Changes, the Construction Project will be substantially consistent
with the following general description and with any site plan, elevations or renderings attached to
this Exhibit:

The project will include a data center that will be used as a research lab. The
data center is expected to be approximately 129,063 square feet. The building will
be two stories above ground and a basement area. The basement area will house the
utility space. The first floor will contain the server area. The second floor will
contain the HVAC and electrical equipment.

The data center is considered a state of the art Tier IV level data center with a
very high electric power level per square foot, and considerable redundancies in
terms of cooling. However, it will not be built with a UPS system or back-up
generators.

     All of the buildings will be suitable for uses contemplated in the Lease and of a quality,
when complete to be considered first class facilities for such uses. Also included in the
Construction Project will be the construction of appurtenant parking areas, driveways and other
facilities on the Land of suitable quality for such buildings.

     The budget for the Construction Project is as shown on the attached pages.

 

 

Exhibit B to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

Exhibit B to Amended and Restated Construction Agreement (RTP Data Center) – Page 3

 

 

Exhibit B to Amended and Restated Construction Agreement (RTP Data Center) – Page 4

 

 

Exhibit B to Amended and Restated Construction Agreement (RTP Data Center) – Page 5

 

 

Date: May 22, 2007

	 	 	 	 	 
	Project:
Proj. No:

Location:

City

State

	 	Network Appliance RTP Lab Bldg. 4

7301 Kit Creek Road

Research Triangle Park
North Carolina

	 	

	 	 	 	 	 	 	 
	 	 	DIVISION ESTIMATE	 	 
	Phase Code   
                
            Description	 	TOTAL	 	COMMENTS
	Financing & Construction Loan Costs
	 	$	3,000,000	 	 	Owner Budget
	Design & Construction Soft Costs
	 	$	2,800,000	 	 	Owner Budget
	Division 1 -General Conditions
	 	$	989,005	 	 	 
	Division 2 - Sitework
	 	$	1,057,340	 	 	 
	Unsuitable Soils Allowance
	 	$	154,910	 	 	 
	Division 3 -Concrete
	 	$	2,637,245	 	 	 
	Division 4 - Masonry
	 	$	144,583	 	 	 
	Division 5 - Metals
	 	$	2,417,208	 	 	 
	Division 6 -Carpentry
	 	$	119,851	 	 	 
	Division 7 - Thermal& Moisture
Protection
	 	$	561,463	 	 	 
	Division 8 - Doors & Windows  -  Interior
	 	$	190,018	 	 	 
	Division 8 - Door & Windows  -  Exterior
	 	$	1,302,609	 	 	 
	Division 9 - Finishes
	 	$	1,467,290	 	 	 
	Division 9 - Special Finishes
	 	$	102,612	 	 	 
	Division 10,11 & 12 - Specialties &
furnishings
	 	$	37,223	 	 	 
	Division 13 - Rack Equipment
	 	$	7,400,000	 	 	Owner Budget
	Division 14 - Conveying Systems
	 	$	307,755	 	 	 
	Division 15 - Mechanical
	 	 	 	 	 	 
	Fire Protection
	 	$	569,295	 	 	 
	Plumbing
	 	$	368,804	 	 	 
	HVAC
	 	$	11,114,282	 	 	 
	Division 16 - Electrical
	 	$	14,503,582	 	 	 
	Division 16 - Rack Power Distribution
	 	$	2,300,000	 	 	Owner Budget
	Division 16 -Low Voltage
	 	 	 	 	 	 
	Tele  -  Data Cabling
	 	$	6,300,000	 	 	Owner Budget
	Security/Access Control
	 	$	154,910	 	 	 
	Controls, Metering and
Monitoring
	 	$	1,000,000	 	 	Owner Budget
	 
	Total -Choate Budgeted
Work
	 	$	36,200,000	 	 	Subtotal - Choate Budgeted Items
	Total -Owner Budgeted
Items
	 	$	22,800,000	 	 	Subtotal -  Owner Budgeted Items
	Grand Total  -  Project
	 	$	61,000,000	 	 	 

Exhibit B
to Amended and Restated Constrution Agreement (RTP Data Center)
– Page 6

 

Exhibit C

Construction Advance Request Form

[Date]

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Telecopy: (972) 788-9140

     Re: Amended and Restated Construction Agreement (RTP Data Center) dated as of
November 29, 2007 (the “Construction Agreement”), between Network Appliance, Inc. (“NAI”), a
Delaware corporation, and BNP Paribas Leasing Corporation (“BNPPLC”)

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Construction Agreement or in the Common Definitions and Provisions Agreement referenced in the
Construction Agreement. This letter constitutes a Construction Advance Request, requesting a
Construction Advance of:

$                                        ,

on the Advance Date that will occur on:

                                , 20         .

     To induce BNPPLC to make such Construction Advance, NAI represents and warrants as follows:

I. Calculation of limit imposed by Subparagraph 4(C)(2)(b) of the Construction Agreement:

	 	 	 	 	 
	(1) NAI has paid or incurred bona fide Reimbursable Construction Period
Costs other than for Work (e.g., property taxes) of no less than
	 	$	_______	 
	 
	 	 	 	 
	(2) NAI has paid or incurred bona fide Reimbursable Construction Period
Costs for Prior Work of no less than
	 	$	_______	 
	 
	 	 	 	 
	(3) NAI has received prior Construction Advances of
	 	$	_______	 
	 
	 	 	 	 

 

 

	 	 	 	 	 
	LIMIT (1 + 2 - 3)
	 	$	_______	 

II. Projected Cost Overruns:

NAI [check one:                      does /                     does not] believe that Projected Construction Overruns are more
likely than not. [If NAI does believe that Projected Cost Overruns are more likely than not, and if
NAI believes that the amount of such Projected Construction Overruns can be reasonably estimated,
NAI estimates the same at $                    .]

III. Construction Advances Covering Pre-lease Force Majeure Losses:

Neither the Construction Advance requested by this letter nor prior Construction Advances (if any)
have been used or will be used to cover any costs of repairs that constitute Pre-lease Force
Majeure Losses, except as follows: (if there are no exceptions,
insert “No Exceptions”)

	 	 	 	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 

IV. Absence of Certain Work/Suspension Events:

     A. The Construction Project is progressing without significant interruption in a good and
workmanlike manner and substantially in accordance with Applicable Laws, with Permitted
Encumbrances and with the requirements of the Construction Agreement, except as follows: (if there
are no exceptions, insert “No Exceptions”)

	 	 	 	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 

     B. If NAI has received notice of any Defective Work, NAI has promptly corrected or is
diligently pursuing the correction of such Defective Work, except as follows: (if there are no
exceptions, insert “No Exceptions”)

	 	 	 	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 
	 

	 	 

	 	 

Exhibit C to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

	 	 	 	 	 	 	 
	 	NETWORK APPLIANCE, INC., a Delaware

corporation	 	 
	 
	 	 	 	 	 	 
	 

	By: 	 	 	 	 	 
	 

	 	Name:
	 	 
	 	 
	 

	 	Title:
	 	 
	 	 

Exhibit C to Amended and Restated Construction Agreement (RTP Data Center) – Page 3

 

 

Exhibit D

Pre-lease Force Majeure Event Notice

[Date]

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Telecopy: (972) 788-9140

     Re: Amended and Restated Construction Agreement (RTP Data Center) dated as of
November 29, 2007 (the “Construction Agreement”), between Network Appliance, Inc. (“NAI”), a
Delaware corporation, and BNP Paribas Leasing Corporation (“BNPPLC”), a Delaware corporation

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Construction Agreement referenced above or in the Common Definitions and Provisions Agreement
referenced in the Construction Agreement.

     IMPORTANT: It is imperative that BNPPLC promptly review with legal counsel the ramifications
of this notice under the Construction Agreement and other Operative Documents.

     This letter constitutes a Pre-lease Force Majeure Event Notice, given as provided in
subparagraph 6(B) of the Construction Agreement to preserve the right of NAI to assert the
occurrence of a Pre-lease Force Majeure Event.

     NAI certifies to BNPPLC that the following Pre-lease Force Majeure Event occurred or commenced
on                     , 20                    :

[INSERT DESCRIPTION OF EVENT HERE]

     NAI’s preliminary good faith estimate of the Pre-lease Force Majeure Delays, of the Pre-lease
Force Majeure Losses and of the Pre-lease Force Majeure Excess Costs likely to result from such
event are                      days, $                     and $                    , respectively. Such amounts,
however, are only estimates.

     NAI acknowledges that after NAI gives this notice, BNPPLC may at any time deliver an FOCB
Notice to NAI as described in the Construction Agreement.

 

 

	 	 	 	 	 	 	 
	 	NETWORK APPLIANCE, INC., a Delaware

corporation	 	 
	 
	 	 	 	 	 	 
	 

	By: 	 	 	 	 	 
	 

	 	Name:
	 	 
	 	 
	 

	 	Title:
	 	 
	 	 

Exhibit D to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

Exhibit E

Notice of Termination of NAI’s Work

[Date]

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Telecopy: (972) 788-9140

     Re: Amended and Restated Construction Agreement (RTP Data Center) dated as of
November 29, 2007 (the “Construction Agreement”), between Network Appliance, Inc. (“NAI”), a
Delaware corporation, and BNP Paribas Leasing Corporation (“BNPPLC”), a Delaware corporation

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Construction Agreement referenced above or in the Common Definitions and Provisions Agreement
referenced in the Construction Agreement.

     IMPORTANT: It is imperative that BNPPLC promptly review with legal counsel the ramifications
of this notice under the Construction Agreement and other Operative Documents.

     NAI has determined that the Construction Allowance to be provided to it under the Construction
Agreement will not be sufficient to cover all Reimbursable Construction Period Costs yet to be paid
or reimbursed from Construction Advances for the reason or reasons set forth in the Notice of NAI’s
Intent to Terminate dated                     , 200___, previously delivered to you as provided in
subparagraph 7(B) of the Construction Agreement. That Notice of NAI’s Intent to Terminate has not
been rescinded by NAI.

     NAI hereby irrevocably and unconditionally elects to terminate its rights and obligations to
continue the Work under Construction Agreement effective as of the date of this letter (which, as
required by subparagraph 7(B) of the Construction Agreement, is a date not less than forty-five
days after the date the aforementioned Notice of NAI’s Intent to Terminate). This notice
constitutes a “Notice of Termination by NAI” as described in subparagraph 7(B) of the Construction
Agreement.

     NAI also acknowledges that a 97-10/Meltdown Event has occurred under and as defined in the
Construction Agreement, and that BNPPLC is thus entitled to demand and receive 97-10/Prepayments
under and as provided in Paragraph 9 of the Construction Agreement, unless the last sentence of
Paragraph 9 excuses NAI from paying the same.

 

 

	 	 	 	 	 	 	 	 	 
	 	 	NETWORK APPLIANCE, INC., a Delaware 

corporation	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 	 	 

Exhibit E
to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

Exhibit F

Notice of NAI’s Intent to Terminate

[Date]

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Telecopy: (972) 788-9140

     Re: Amended and Restated Construction Agreement (RTP Data Center) dated as of
November 29, 2007 (the “Construction Agreement”) between Network Appliance, Inc. (“NAI”), a
Delaware corporation, and BNP Paribas Leasing Corporation (“BNPPLC”), a Delaware corporation

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Construction Agreement referenced above or in the Common Definitions and Provisions Agreement
referenced in the Construction Agreement.

     IMPORTANT: It is imperative that BNPPLC promptly review with legal counsel the ramifications
of this notice under the Construction Agreement and other Operative Documents.

 

[DRAFTING NOTE: Unless this letter contains the alternative provisions set forth below as being
required after a Complete Taking in any “Notice of NAI’s Intent to Terminate Because of a Force
Majeure Event,” this letter must contain the following paragraph and inserts following such
paragraph as indicated:

     NAI has determined that the Construction Allowance to be provided to it under the Construction
Agreement will not be sufficient to cover all Reimbursable Construction Period Costs yet to be paid
or reimbursed from Construction Advances, because:

[INSERT ANY ONE OR MORE OF THE FOLLOWING REASONS THAT APPLY:
(1) THE COST OF THE WORK EXCEEDS BUDGETED EXPECTATIONS (RESULTING IN
PROJECTED COST OVERRUNS), (2) A PRE-LEASE FORCE MAJEURE EVENT HAS
OCCURRED, OR (3) NAI CAN NO LONGER SATISFY CONDITIONS TO BNPPLC’S
OBLIGATION TO PROVIDE CONSTRUCTION

 

 

ADVANCES IN THE CONSTRUCTION AGREEMENT.]

 

     The purpose of this letter is to give notice to BNPPLC and Participants of NAI’s intent to
terminate NAI’s rights and obligations to perform Work under the Construction Agreement. This
letter constitutes a “Notice of NAI’s Intent to Terminate” given pursuant to subparagraph 7(B) of
the Construction Agreement. As provided in that subparagraph, as a condition to any effective
Termination of NAI’s Work, NAI must deliver a subsequent notice of termination to BNPPLC and
Participants, no less than forty-five days after the date BNPPLC receives this letter.

[DRAFTING NOTE: Unless this letter contains the alternative provisions set forth below as being
required for any “Notice of NAI’s Intent to Terminate Because of a Force Majeure Event,” this
letter must contain the following paragraph:

 

     The period running from the date of BNPPLC’s receipt of this letter to the effective date of
any actual Termination of NAI’s Work by NAI or BNPPLC will constitute a Work/Suspension Period
under the Construction Agreement. During such period BNPPLC’s funding obligations will be limited
and NAI may suspend the Work to the extent so provided in the Construction Agreement. Moreover, NAI
acknowledges that the delivery of this Notice of Intent to Terminate is a 97-10/Meltdown Event.
Therefore, after receipt of this notice BNPPLC will have the rights to demand and receive
97-10/Prepayments from NAI as provided in Paragraph 9 of the Construction Agreement.]

[DRAFTING NOTE: This letter will qualify as a “Notice of NAI’s Intent to Terminate Because of a
Force Majeure Event” only if NAI includes one of the following alternative sets of provisions, as
applicable.]

[ALTERNATIVE #1 (Applies only if there has been a Complete Taking):

     This letter constitutes a “Notice of NAI’s Intent to Terminate Because of a Force Majeure
Event” as defined in the Construction Agreement. A Complete Taking has occurred. Thus, regardless
of any Scope Changes BNPPLC may be willing to approve or consider, and regardless of any Increased
Commitment BNPPLC may be willing to provide, it would be futile to continue the Construction
Project on the Land.

     NAI acknowledges and agrees that BNPPLC is entitled to all proceeds of the taking of
the Property and all such proceeds must be paid to BNPPLC. NAI has no right and will not assert

Exhibit F
to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

any right to share in such proceeds. NAI agrees to cooperate with BNPPLC as BNPPLC may from
time to time request in order to maximize BNPPLC’s recovery of such proceeds.]

[ALTERNATIVE #2 (applies in the event of a Pre-lease Force Majeure Event other than a Complete
Taking): Include the next (single sentence) paragraph, together with one or both (as applicable)
of the two paragraphs following the next (single sentence) paragraph, and together with the
remaining paragraphs after those two paragraphs, all with blanks filled in appropriately:

     This letter constitutes a “Notice of NAI’s Intent to Terminate Because of a Force Majeure
Event” as defined in the Construction Agreement.

     NAI now believes that the remaining available Construction Allowance will not be sufficient to
cover all Reimbursable Construction Period Costs yet to be paid or reimbursed from Construction
Advances only because of Pre-lease Force Majeure Excess Costs incurred or anticipated as a result
of one or more Pre-lease Force Majeure Events. BNPPLC has previously been notified of such
Pre-lease Force Majeure Event(s) by notice(s) dated                     , which NAI delivered to BNPPLC in
accordance with subparagraph 6(B) of the Construction Agreement. NAI’s current good faith
estimate of the Pre-lease Force Majeure Excess Costs that are most likely to be incurred because of
such Pre-lease Force Majeure Event(s) is $                    .

     NAI now believes that the Work will not be substantially complete before the Target Completion
Date only because of Pre-lease Force Majeure Delays resulting from one or more Pre-lease Force
Majeure Events. BNPPLC has previously been notified of such Pre-lease Force Majeure Event(s) by
notice(s) dated                     , which NAI delivered to BNPPLC in accordance with subparagraph 6(B) of
the Construction Agreement. NAI’s current good faith estimate of the Pre-lease Force Majeure
Delays that are most likely to occur because of such Pre-lease Force Majeure Event(s) is
                     days.

     Also be advised that, as provided in subparagraph 7(B) of the Construction Agreement, BNPPLC
is entitled to (but not obligated to) respond to this notice with an Increased Commitment.
Responding with an Increased Commitment will result in a conclusive presumption (for purposes of
calculating any 97-10/Prepayment required of NAI under the Purchase Agreement) that any Termination
of NAI’s Work is for reasons other than the Pre-lease Force Majeure Events of which BNPPLC has
previously been notified.

     In the event BNPPLC fails to respond with an Increased Commitment, the failure may
excuse NAI from the obligation to make a 97-10/Prepayment under Paragraph 9 of the
Construction Agreement notwithstanding any Termination of NAI’s Work, which would constitute a very
material adverse consequence to BNPPLC. Moreover, the Construction Agreement grants to NAI a right
to cause a Termination of NAI’s Work at any time more than

Exhibit F
to Amended and Restated Construction Agreement (RTP Data Center) – Page 3

 

 

forty-five days after giving this notice, provided that NAI continues to believe that a Timing
or Budget Shortfall exists at that time. Thus, if BNPPLC intends to respond with an Increased
Commitment, BNPPLC would be well advised to do so before the expiration of such forty-five day
period.]

	 	 	 	 	 	 	 	 	 
	 	 	NETWORK APPLIANCE, INC., a Delaware 

corporation	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 	 	 

Exhibit F
to Amended and Restated Construction Agreement (RTP Data Center) – Page 4

 

 

Exhibit G

Notice of Increased Funding Commitment by BNPPLC

[Date]

Network Appliance, Inc.

7301 Kit Creek Road

Research Triangle Park, NC 27709

Attention: Ingemar Lanevi

Telecopy: (919) 476-5750

     Re: Amended and Restated Construction Agreement (RTP Data Center) dated as of
November 29, 2007 (the “Construction Agreement”) between Network Appliance, Inc. (“NAI”), a
Delaware corporation, and BNP Paribas Leasing Corporation (“BNPPLC”), a Delaware corporation

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Construction Agreement or in the Common Definitions and Provisions Agreement referenced in the
Construction Agreement.

     NAI has delivered a notice to BNPPLC dated                     , 20___, which by its terms expressed NAI’s
intent that it constitute a “Notice of NAI’s Intent to Terminate Because of a Force Majeure Event”
as defined in the Construction Agreement. In such notice, NAI advised BNPPLC of NAI’s intent to
terminate the Construction Agreement because of NAI’s belief that the Construction Allowance to be
provided to it under the Construction Agreement will not be sufficient to cover all Reimbursable
Construction Period Costs yet to be paid or reimbursed from Construction Advances. Such notice
also suggested NAI’s belief that, but for the cost of repairing damage to the Improvements caused
by a Pre-lease Force Majeure Event, the remaining available Construction Allowance would be
sufficient. In addition, such notice set forth the amount of $                     as NAI’s estimate of the
Pre-lease Force Majeure Excess Costs most likely to be incurred because of such Pre-lease Force
Majeure Event.

     This response to such notice constitutes an Increased Funding Commitment. BNPPLC hereby
commits to increase the amount of the Construction Allowance by $                     (the estimate given by
NAI as described above). Such commitment is made on and subject to all of the same terms and
conditions set forth in the Construction Agreement and other Operative Documents as being
applicable to the original Construction Allowance and to Construction Advances required thereunder.

     Please note that, according to the Construction Agreement, NAI will have ten days after
the date of any Increased Commitment (which may be comprised of this Increased Funding
Commitment and any separate Increased Time Commitment given contemporaneously herewith)

 

 

within which NAI may rescind the aforementioned Notice of NAI’s Intent to Terminate Because of a
Force Majeure Event by a notice given in the form prescribed by the Construction Agreement. Any
failure of NAI to so rescind the notice will constitute a 97-10/Meltdown Event under and as defined
in the Construction Agreement and will result in a conclusive presumption (for purposes of
calculating any 97-10/Prepayment required of NAI) that any Termination of NAI’s Work occurred for
reasons other than the Pre-lease Force Majeure Events of which BNPPLC has previously been notified.

	 	 	 	 	 	 	 	 	 
	 	 	BNP PARIBAS LEASING CORPORATION, a 

Delaware corporation	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 	 	 

Exhibit G
to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

Exhibit H

Notice of Increased Time Commitment by BNPPLC

[Date]

Network Appliance, Inc.

7301 Kit Creek Road

Research Triangle Park, NC 27709

Attention: Ingemar Lanevi

Telecopy: (919) 476-5750

     Re: Amended and Restated Construction Agreement (RTP Data Center) dated as of
November 29, 2007 (the “Construction Agreement”) between Network Appliance, Inc. (“NAI”), a
Delaware corporation, and BNP Paribas Leasing Corporation (“BNPPLC”), a Delaware corporation

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Construction Agreement or in the Common Definitions and Provisions Agreement referenced in the
Construction Agreement.

     NAI has delivered a notice to BNPPLC dated                     , 20___, which by its terms expressed NAI’s
intent that it constitute a “Notice of NAI’s Intent to Terminate Because of a Force Majeure Event”
as defined in the Construction Agreement. In such notice, NAI advised BNPPLC of NAI’s intent to
elect a Termination of NAI’s Work because of NAI’s belief that the Work will not be substantially
complete prior to the Target Completion Date only because of Pre-lease Force Majeure Delays. Such
notice also expressed NAI’s belief that Pre-lease Force Majeure Delays are likely to be                     
days in the aggregate.

     This response to such notice constitutes an Increased Time Commitment. BNPPLC hereby commits
to extend the Target Completion Date by                      days (the estimate given by NAI as described
above).

     Please note that, according to the Construction Agreement, NAI will have ten days after the
date of any Increased Commitment (which may be comprised of this Increased Time Commitment and any
separate Increased Funding Commitment given contemporaneously herewith) within which NAI may
rescind the aforementioned Notice of NAI’s Intent to Terminate Because of a Force Majeure Event by
a notice given in the form prescribed by the Construction Agreement. Any failure of NAI to so
rescind the notice will constitute a 97-10/Meltdown Event under and as defined in the Construction
Agreement and will result in a conclusive presumption (for purposes of calculating any
97-10/Prepayment required of NAI) that any Termination of NAI’s Work occurred for reasons other
than the Pre-lease Force Majeure Events of which BNPPLC has previously been notified.

 

 

	 	 	 	 	 	 	 	 	 
	 	 	BNP PARIBAS LEASING CORPORATION, a 

Delaware corporation	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 	 	 

Exhibit H
to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

Exhibit I

Rescission of Notice of NAI’s Intent to Terminate

[Date]

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox, Managing Director

Telecopy: (972) 788-9140

     Re: Amended and Restated Construction Agreement (RTP Data Center) dated as of
November 29, 2007 (the “Construction Agreement”) between Network Appliance, Inc. (“NAI”), a
Delaware corporation, and BNP Paribas Leasing Corporation (“BNPPLC”), a Delaware corporation

Gentlemen:

     Capitalized terms used in this letter are intended to have the meanings assigned to them in
the Construction Agreement referenced above or in the Common Definitions and Provisions Agreement
referenced in the Construction Agreement.

     NAI has delivered to BNPPLC a Notice of NAI’s Intent to Terminate dated                     , 200___, and
BNPPLC has responded with an Increased Commitment as of                     , 200___. NAI hereby accepts
the Increased Commitment and, as provided in subparagraph 7(B) of the Construction Agreement,
rescinds such Notice of NAI’s Intent to Terminate.

     NAI acknowledges that, because of such rescission, NAI must, as a condition precedent to any
exercise of its remaining rights to terminate the Construction Agreement pursuant to
subparagraph 7(B) thereof, deliver another Notice of NAI’s Intent to Terminate at least forty five
days prior to the effective date of the Termination of NAI’s Work.

	 	 	 	 	 	 	 	 	 
	 	 	NETWORK APPLIANCE, INC., a Delaware 

corporation	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 	 	 

 

 

Exhibit J

Estoppel From Contractor

_________, 200___

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox

     Re: Assignment of Construction Contract

Ladies and Gentlemen:

     The undersigned hereby represents to BNP Paribas Leasing Corporation, a Delaware corporation
(“BNPPLC”), and covenants with BNPPLC as follows:

     1 The undersigned has entered into that certain [Construction Contract] (the “Construction
Contract”) by and between the undersigned and Network Appliance, Inc. (“NAI”) dated ______, ___ for the
construction of the improvements to be constructed as part of NAI’s Sunnyvale campus leased by NAI
(the “Improvements”) on the land described in the RTP Data Center Documents described below (the
“Land” and, together with the Improvements and any other improvements now on or constructed in the
future on the Land, the “Project”).

     2 The undersigned has been advised that, by an Amended and Restated Lease Agreement (RTP Data
Center) and an Amended and Restated Construction Agreement (RTP Data Center), both dated as of
November 29, 2007 (collectively, the “RTP Data Center Documents”), BNPPLC is leasing the Project to
NAI and has agreed, subject to the terms and conditions of the RTP Data Center Documents, to
provide a construction allowance for the design and construction of the Improvements. The
undersigned has also been advised that the RTP Data Center Documents expressly provide that third
parties (including the undersigned) are not intended as beneficiaries of the RTP Data Center
Documents and, thus, will have no standing to enforce any obligations of NAI or BNPPLC under the
RTP Data Center Documents, including any such obligation that BNPPLC may have to provide the
construction allowance. The undersigned understands that the RTP Data Center Documents expressly
provide that NAI is not authorized to enter into any construction contract or other agreement with
any third party in the name of BNPPLC or to otherwise bind BNPPLC to any contract with a third
party.

     3 A complete and correct copy of the Construction Contract is attached to this letter.
The Construction Contract is in full force and effect and has not been modified or amended,
except as provided in any written modifications or amendments which are also attached to this

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 2

letter. 

     4 The undersigned has not sent or received any notice of default or any other notice for the
purpose of terminating the Construction Contract, nor does the undesigned have knowledge of any
existing circumstance or event which, but for the elapse of time or otherwise, would constitute a
default by the undersigned or by NAI under the Construction Contract.

     The undersigned acknowledges and agrees that:

     a) Title to all Improvements shall, when constructed on the Land, pass directly to BNPPLC, not
to NAI. BNPPLC shall not, however, be liable for, and the undersigned shall not assert, any claims,
demands or liabilities against BNPPLC arising under or in any way relating to the Construction
Contract; provided, this paragraph will not (1) be construed as a waiver of any statutory
mechanic’s or materialmen’s liens against the interests of NAI in and to the Land or the
improvements thereon that may otherwise exist or arise in favor of the undersigned, or (2) prohibit
the undersigned from asserting any claims or making demands against BNPPLC under the Construction
Contract if BNPPLC elects in writing, pursuant to paragraph b) below, to assume the Construction
Contract in the event NAI’s right to possession of the Land is terminated, it being understood that
in the event of such an assumption BNPPLC shall be liable for the unpaid balance of the contract
sum due for the work of the undersigned, payable pursuant to (and subject to the terms and
conditions set forth for the benefit of the owner in) the Construction Contract, but in no event
shall BNPPLC otherwise be personally liable for any acts or omissions on the part of NAI.

     b) Upon any termination of NAI’s right to possession of the Project under the RTP Data
Center Documents, including any eviction of NAI resulting from an Event of Default (as defined in
the RTP Data Center Documents), BNPPLC shall be entitled (but not obligated), by notice to the
undersigned and without the necessity of the execution of any other document, to assume NAI’s
rights and obligations under the Construction Contract, cure any defaults by NAI thereunder and
enforce the Construction Contract and all rights of NAI thereunder. Within ten days of receiving
notice from BNPPLC that NAI’s right to possession has been terminated, the undersigned shall send
to BNPPLC a written estoppel letter stating: (i) that the undersigned has not performed any act or executed any other instrument which invalidates or modifies the
Construction Contract in whole or in part (or, if so, the nature of such modification); (ii) that
the Construction Contract is valid and subsisting and in full force and effect; (iii) that there
are no defaults or events of default then existing under the Construction Contract and no event has
occurred which with the passage of time or the giving of notice, or both, would constitute such a

Exhibit J to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 3

default or event of default (or, if there is a default, the nature of such default in detail); (iv)
that the construction contemplated by the Construction Contract is proceeding in a satisfactory
manner in all material respects (or if not, a detailed description of all significant problems with
the progress of construction); (v) a reasonably detailed report of the then critical dates
projected by the undersigned for work and deliveries required to complete the Project; (vi) the
total amount received by the undersigned for construction through the date of the letter; (vii) the
estimated total cost of completing the undersigned’s work as of the date of the letter, together
with a current draw schedule; and (viii) any other information BNPPLC may request to allow it to
decide whether to assume the Construction Contract. BNPPLC shall have seven days from receipt of
such written certificate containing all such requested information to decide whether to assume the
Construction Contract. If BNPPLC fails to assume the Construction Contract within such time, the
undersigned agrees that BNPPLC shall not be liable (and the undersigned shall not assert or bring
any action against BNPPLC, except to enforce statutory lien rights, if any, of the undersigned
against the Land or improvements on the Land) for any damages or other amounts resulting from the
breach or termination of the Construction Contract or under any other theory of liability of any
kind or nature, but rather the undersigned shall look solely to NAI (and statutory lien rights, if
any, of the undersigned against the Land and any improvements thereon) for the recovery of any such
damages or other amounts.

     c) If BNPPLC notifies the undersigned that BNPPLC shall not assume the Construction Contract
pursuant to the preceding paragraph following the termination of NAI’s right to possession of the
Project under the RTP Data Center Documents, the undersigned shall immediately discontinue the work
under the Construction Contract and remove its personnel from the Project, and BNPPLC shall be
entitled to take exclusive possession of the Project. The undersigned shall also, upon request by
BNPPLC, deliver and assign to BNPPLC all plans and specifications and other contract documents
previously delivered to the undersigned (except that the undersigned may keep an original set of
the Construction Contract and other contract documents executed by NAI), all other material
relating to the work which belongs to BNPPLC or NAI, and all papers and documents relating to
governmental permits, orders placed, bills and invoices, lien releases and financial management under the Construction Contract.
Notwithstanding the undersigned’s receipt of any notice from BNPPLC that BNPPLC declines to assume
the Construction Contract, the undersigned shall for a period not to exceed fifteen days after
receipt of such notice take such steps, at BNPPLC’s expense, as are reasonably necessary to
preserve and protect work completed and in progress and to protect materials, equipment and
supplies at the site or in transit.

     d) If the Construction Contract is terminated by NAI before BNPPLC is given the

Exhibit J
to Amended and Restated Construction Agreement (RTP Data Center) – Page 3

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 4

opportunity to elect whether or not to assume the Construction Contract as provided herein,
BNPPLC shall nonetheless have the right hereunder to assume the Construction Contract, as if it had
not been terminated, upon any termination of NAI’s right to possession of the Project under the RTP
Data Center Documents; provided, however, that if the work of the undersigned under the
Construction Contract has been disrupted because of NAI’s termination of the Construction Contract,
the undersigned shall be entitled to an equitable adjustment to the price of the Construction
Contract, following any assumption thereof by BNPPLC, for the additional costs incurred by the
undersigned attributable to the disruption; and, provided further, that if BNPPLC does assume the
Construction Contract, BNPPLC shall receive a credit against the price of the Construction Contract
for any consideration paid to the undersigned by NAI because of NAI’s prior termination of the
Construction Contract (whether such consideration is designated a termination fee, settlement
payment or otherwise).

     e) No action taken by BNPPLC or the undersigned with respect to the Construction Contract
shall prejudice any other rights or remedies of BNPPLC or the undersigned provided by law, by the
RTP Data Center Documents, by the Construction Contract or otherwise against NAI.

     f) The undersigned agrees promptly to notify BNPPLC of any material default or claimed
material default by NAI under the Construction Contract of which the undersigned is aware,
describing with particularity the default and the action the undersigned believes is necessary to
cure the same. The undersigned will send any such notice to BNPPLC prominently marked “URGENT -
NOTICE OF NAI’S DEFAULT UNDER CONSTRUCTION AGREEMENT WITH NETWORK APPLIANCE, INC. — WAKE COUNTY,
NORTH CAROLINA” at the address specified for notice below (or at such other addresses as BNPPLC
shall designate in notice sent to the undersigned), by certified or registered mail, return receipt
requested. Following receipt of such notice, the undersigned will permit BNPPLC or its designee
to cure any such default within the time period reasonably required for such cure, but in no
event less than thirty days. If it is necessary or helpful to take possession of all or any portion
of the Project to cure a default by NAI under the Construction Contract, the time permitted by the
undersigned for cure by BNPPLC will include the time necessary to terminate NAI’s right to
possession of the Project and evict NAI, provided that BNPPLC commences the steps required to
exercise such right within sixty days after it is entitled to do so under the terms of the RTP Data
Center Documents and applicable law. If the undersigned incurs additional costs due to the
extension of the aforementioned cure period, the undersigned shall be entitled to an equitable
adjustment to the price of the Construction Contract for such additional costs.

     g) Any notice or communication required or permitted hereunder shall be given in

Exhibit J to Amended and Restated Construction Agreement (RTP Data Center) – Page 4

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 5

writing, sent by (a) personal delivery or (b) expedited delivery service with proof of delivery or
(c) United States mail, postage prepaid, registered or certified mail or (d) telegram, telex or
telecopy, addressed as follows:

	 	 	 	 	 
	To the undersigned:

	 	                                        	 	 
	 

	 	                                        	 	 
	 

	 	                                        	 	 
	 

	 	Telecopy: (___) ___-___	 	 
	 
	 	 	 	 
	To BNPPLC:

	 	BNP Paribas Leasing Corporation	 	 
	 

	 	12201 Merit Drive, Suite 860	 	 
	 

	 	Dallas, Texas 75251	 	 
	 

	 	Attention: Lloyd G. Cox	 	 
	 

	 	Telecopy: (972) 788-9191	 	 

A copy of any such notice or communication will also be sent to NAI by (a) personal delivery or (b)
expedited delivery service with proof of delivery or (c) United States mail, postage prepaid,
registered or certified mail or (d) telegram, telex or telecopy, addressed as follows:

	 	 	 	 	 
	Address of NAI:

	 	Network Appliance, Inc.
	 	 
	 

	 	7301 Kit Creek Road	 	 
	 

	 	Research Triangle Park, NC 27709	 	 
	 

	 	Attention: Ingemar Lanevi	 	 
	 

	 	Telecopy: (919) 476-5750	 	 
	 
	 	 	 	 
	With a copy to:

	 	Network Appliance, Inc.	 	 
	 

	 	495 East Java Drive	 	 
	 

	 	Sunnyvale, California 94089	 	 
	 

	 	Attention: Mr. Thom Bryant	 	 
	 

	 	Telecopy: (408)-822-4463	 	 

Exhibit J to Amended and Restated Construction Agreement (RTP Data Center) – Page 5

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 6

     h) The undersigned acknowledges that it has all requisite authority to execute this letter.
The undersigned further acknowledges that BNPPLC has requested this letter, and is relying on the
truth and accuracy of the representations made herein, in connection with BNPPLC’s decision to
advance funds for construction under the RTP Data Center Documents with NAI.

	 	 	 	 	 	 	 	 	 
	 	 	Very truly yours,	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 	 	 

     NAI joins in the execution of this letter solely for the purpose of evidencing its consent
hereto, including its consent to the provisions that would allow, but not require, BNPPLC to assume
the Construction Contract in the event NAI is evicted from the Project.

	 	 	 	 	 	 	 	 	 
	 	 	Network Appliance, Inc.	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 	 	 

Exhibit J to Amended and Restated Construction Agreement (RTP Data Center) – Page 6

 

 

Exhibit K

Estoppel From Design Professionals

                    , 200___

BNP Paribas Leasing Corporation

12201 Merit Drive, Suite 860

Dallas, Texas 75251

Attention: Lloyd G. Cox

     Re: Assignment of [Architect’s Agreement/Engineering Contract]

Ladies and Gentlemen:

     The undersigned hereby represents to BNP Paribas Leasing Corporation, a Delaware corporation
(“BNPPLC”), and covenants with BNPPLC as follows:

     1 The undersigned has entered into that certain [Architect’s Agreement/Engineering Contract]
(the “Agreement”) by and between the undersigned and Network Appliance, Inc. (“NAI”) dated ______, ___
for the [design/engineering] of the improvements to be constructed as part of NAI’s Sunnyvale
campus leased by NAI (the “Improvements”) on the land described in the RTP Data Center Documents
described below (the “Land” and, together with the Improvements and any other improvements now on
or constructed in the future on the Land, the “Project”).

     2 The undersigned has been advised that, by an Amended and Restated Lease Agreement (RTP Data
Center) and an Amended and Restated Construction Agreement (RTP Data Center), both dated as of
November 29, 2007 (collectively, the “RTP Data Center Documents”), BNPPLC is leasing the Project to
NAI and has agreed, subject to the terms and conditions of the RTP Data Center Documents, to
provide a construction allowance for the design and construction of the Improvements. The
undersigned has also been advised that the RTP Data Center Documents expressly provide that third
parties (including the undersigned) are not intended as beneficiaries of the RTP Data Center
Documents and, thus, will have no standing to enforce any obligations of NAI or BNPPLC under the
RTP Data Center Documents, including any such obligation that BNPPLC may have to provide the
construction allowance. The undersigned understands that the RTP Data Center Documents expressly
provide that NAI is not authorized to enter into any Agreement or other agreement with any third
party in the name of BNPPLC or to otherwise bind BNPPLC to any contract with a third party.

     3 A complete and correct copy of the Agreement is attached to this letter. The Agreement is in full force and effect and has not been modified or amended, except as provided
in any written modifications or amendments which are also attached to this letter.

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 2

     4 The undersigned has not sent or received any notice of default or any other notice for the
purpose of terminating the Agreement, nor does the undesigned have knowledge of any existing
circumstance or event which, but for the elapse of time or otherwise, would constitute a default by
the undersigned or by NAI under the Agreement.

     The undersigned acknowledges and agrees that:

     a) BNPPLC shall not be liable for, and the undersigned shall not assert, any claims, demands
or liabilities against BNPPLC arising under or in any way relating to the Agreement; provided, this
paragraph will not (1) be construed as a waiver of any statutory mechanic’s or materialmen’s liens
against the interests of NAI in and to the Land or the improvements thereon that may otherwise
exist or arise in favor of the undersigned, or (2) prohibit the undersigned from asserting any
claims or making demands against BNPPLC under the Agreement if BNPPLC elects in writing, pursuant
to paragraph b) below, to assume the Agreement in the event NAI’s right to possession of the Land
is terminated, it being understood that in the event of such an assumption BNPPLC shall be liable
for the unpaid balance of the fees for services of the undersigned, payable pursuant to (and
subject to the terms and conditions set forth for the benefit of the owner in) the Agreement, but
in no event shall BNPPLC otherwise be personally liable for any acts or omissions on the part of
NAI.

     b) Upon any termination of NAI’s right to possession of the Project under the RTP Data
Center Documents, including any eviction of NAI resulting from an Event of Default (as defined in
the RTP Data Center Documents), BNPPLC shall be entitled (but not obligated), by notice to the
undersigned and without the necessity of the execution of any other document, to assume NAI’s
rights and obligations under the Agreement, cure any defaults by NAI thereunder and enforce the
Agreement and all rights of NAI thereunder. Within ten days of receiving notice from BNPPLC that
NAI’s right to possession has been terminated, the undersigned shall send to BNPPLC a written
estoppel letter stating: (i) that the undersigned has not performed any act or executed any other
instrument which invalidates or modifies the Agreement in whole or in part (or, if so, the nature
of such modification); (ii) that the Agreement is valid and subsisting and in full force and
effect; (iii) that there are no defaults or events of default then existing under the Agreement and
no event has occurred which with the passage of time or the giving of notice, or both, would
constitute such a default or event of default (or, if there is a default, the nature of such
default in detail); (iv) that the services contemplated by the Agreement are proceeding in a
satisfactory manner in all material respects (or if not, a detailed description of all significant
problems with the progress of services); (v) a reasonably detailed report of the then critical
dates

Exhibit K to Amended and Restated Construction Agreement (RTP Data Center) – Page 2

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 3

projected by the undersigned for services required to complete the Project; (vi) the total
amount received by the undersigned for services through the date of the letter; (vii) the estimated
total cost of completing such services as of the date of the letter, together with a current
payment schedule; and (viii) any other information BNPPLC may request to allow it to decide whether
to assume the Agreement. BNPPLC shall have seven days from receipt of such written certificate
containing all such requested information to decide whether to assume the Agreement. If BNPPLC
fails to assume the Agreement within such time, the undersigned agrees that BNPPLC shall not be
liable (and the undersigned shall not assert or bring any action against BNPPLC or, except to
enforce statutory lien rights, if any, of the undersigned against the Land or improvements on the
Land) for any damages or other amounts resulting from the breach or termination of the Agreement or
under any other theory of liability of any kind or nature, but rather the undersigned shall look
solely to NAI (and statutory lien rights, if any, of the undersigned against the Land and any
improvements thereon) for the recovery of any such damages or other amounts.

     c) If BNPPLC notifies the undersigned that BNPPLC shall not assume the Agreement pursuant to
the preceding paragraph following the termination of NAI’s right to possession of the Project under
the RTP Data Center Documents, the undersigned shall immediately deliver and assign to BNPPLC the
following: (1) copies of all plans and specifications for the Project or any component thereof
previously generated by or delivered to the undersigned, (2) any other contract documents
previously delivered to the undersigned (except that the undersigned may keep an original set of
the Agreement and other contract documents executed by NAI), (3) any other material relating to the
services provided under the Agreement, and (4) to the extent available to the undersigned all
papers and documents relating to governmental permits, orders placed, bills and invoices, lien
releases and financial management under the Agreement. Notwithstanding the undersigned’s receipt of
any notice from BNPPLC that BNPPLC declines to assume the Agreement, the undersigned shall for a
period not to exceed thirty days after receipt of such notice take such steps, at BNPPLC’s expense,
as are reasonably necessary to preserve the utility and value of services completed and in progress
and to protect plans and specifications and other materials described in the preceding sentence.

     d) If the Agreement is terminated by NAI before BNPPLC is given the opportunity to
elect whether or not to assume the Agreement as provided herein, BNPPLC shall nonetheless have the
right hereunder to assume the Agreement, as if it had not been terminated, upon any termination of
NAI’s right to possession of the Project under the RTP Data Center Documents; provided, however,
that if the services of the undersigned under the Agreement has been disrupted because of NAI’s
termination of the Agreement, the undersigned shall be entitled to an

Exhibit K to Amended and Restated Construction Agreement (RTP Data Center) – Page 3

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 4

equitable adjustment to the
price of the Agreement, following any assumption thereof by BNPPLC, for the additional costs
incurred by the undersigned attributable to the disruption; and, provided further, that if BNPPLC
does assume the Agreement, BNPPLC shall receive a credit against the price of the Agreement for any
consideration paid to the undersigned by NAI because of NAI’s prior termination of the Agreement (whether such consideration is designated a
termination fee, settlement payment or otherwise).

     e) No action taken by BNPPLC or the undersigned with respect to the Agreement shall prejudice
any other rights or remedies of BNPPLC or the undersigned provided by law, by the RTP Data Center
Documents, by the Agreement or otherwise against NAI.

     f) The undersigned agrees promptly to notify BNPPLC of any material default or claimed
material default by NAI under the Agreement of which the undersigned is aware, describing with
particularity the default and the action the undersigned believes is necessary to cure the same.
The undersigned will send any such notice to BNPPLC prominently marked “URGENT — NOTICE OF NAI’S
DEFAULT UNDER DESIGN AGREEMENT WITH NETWORK APPLIANCE, INC. — WAKE COUNTY, NORTH CAROLINA” at the
address specified for notice below (or at such other addresses as BNPPLC shall designate in notice
sent to the undersigned), by certified or registered mail, return receipt requested. Following
receipt of such notice, the undersigned will permit BNPPLC or its designee to cure any such default
within the time period reasonably required for such cure, but in no event less than thirty days.

     g) Any notice or communication required or permitted hereunder shall be given in writing, sent
by (a) personal delivery or (b) expedited delivery service with proof of delivery or (c) United
States mail, postage prepaid, registered or certified mail or (d) telegram, telex or telecopy,
addressed as follows:

	 	 	 	 	 
	To the undersigned:

	 	                                        
	 	 
	 

	 	                                        	 	 
	 

	 	                                        	 	 
	 

	 	Telecopy: (___) ___-___	 	 

Exhibit K to Amended and Restated Construction Agreement (RTP Data Center) – Page 4

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 5

	 	 	 	 	 
	To BNPPLC:

	 	BNP Paribas Leasing Corporation
	 	 
	 

	 	12201 Merit Drive, Suite 860	 	 
	 

	 	Dallas, Texas 75251	 	 
	 

	 	Attention: Lloyd G. Cox	 	 
	 

	 	Telecopy: (972) 788-9191	 	 

A copy of any such notice or communication will also be sent to NAI by (a) personal delivery or (b)
expedited delivery service with proof of delivery or (c) United States mail, postage prepaid,
registered or certified mail or (d) telegram, telex or telecopy, addressed as follows:

	 	 	 	 	 
	Address of NAI:

	 	Network Appliance, Inc.
	 	 
	 

	 	7301 Kit Creek Road	 	 
	 

	 	Research Triangle Park, NC 27709	 	 
	 

	 	Attention: Ingemar Lanevi	 	 
	 

	 	Telecopy: (919) 476-5750	 	 
	 
	 	 	 	 
	With a copy to:

	 	Network Appliance, Inc.	 	 
	 

	 	495 East Java Drive	 	 
	 

	 	Sunnyvale, California 94089	 	 
	 

	 	Attention: Mr. Thom Bryant	 	 
	 

	 	Telecopy: (408)-822-4463	 	 

     h) The undersigned acknowledges that it has all requisite authority to execute this letter.
The undersigned further acknowledges that BNPPLC has requested this letter, and is relying on the
truth and accuracy of the representations made herein, in connection with BNPPLC’s decision to
advance funds for design services under the RTP Data Center Documents with NAI.

	 	 	 	 	 	 	 	 	 
	 	 	Very truly yours,	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 	 	 

Exhibit K to Amended and Restated Construction Agreement (RTP Data Center) – Page 5

 

 

BNP Paribas Leasing Corporation

                    , 200___

Page 6

     NAI joins in the execution of this letter solely for the purpose of evidencing its consent
hereto, including its consent to the provisions that would allow, but not require, BNPPLC to assume
the Agreement in the event NAI is evicted from the Project.

	 	 	 	 	 	 	 	 	 
	 	 	Network Appliance, Inc.	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 
	 

	 	 	 	 	 	 	 	 

Exhibit K to Amended and Restated Construction Agreement (RTP Data Center) – Page 6exv10w52

Exhibit 10.52

AMENDED AND RESTATED

LEASE AGREEMENT

(RTP DATA CENTER)

BETWEEN

NETWORK APPLIANCE, INC.

(“NAI”)

AND

BNP PARIBAS LEASING CORPORATION

(“BNPPLC”)

November 29, 2007

  

 

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page	 
	1 Term; Lease Obligations Deferred Until Completion of Initial Improvements; Termination Prior to Lease Commencement
	 	 	3	 
	(A)
Scheduled Term; Deferral of Obligations
	 	 	3	 
	(B) Option of BNPPLC to Terminate
	 	 	3	 
	(C) Automatic Termination
	 	 	3	 
	(D) Extension of the Term
	 	 	3	 
	 
	 	 	 	 
	2 Use and Condition of the Property
	 	 	4	 
	(A) Use
	 	 	4	 
	(B) Condition of the Property
	 	 	5	 
	(C) Consideration for and Scope of Waiver
	 	 	5	 
	 
	 	 	 	 
	3 Rent
	 	 	6	 
	(A) Base Rent Generally
	 	 	6	 
	(B) Calculation of and Due Dates for Base Rent
	 	 	6	 
	(1) Determination of Payment Due Dates Generally
	 	 	6	 
	(2) Special Adjustments to Base Rent Payment Dates and Periods
	 	 	6	 
	(3) Base Rent Formula
	 	 	7	 
	(4) Fixed Rate Lock
	 	 	7	 
	(C) Early Termination of Fixed Rate Lock
	 	 	8	 
	(D) Additional Rent
	 	 	9	 
	(E) Administrative Fees
	 	 	9	 
	(F) No Demand or Setoff
	 	 	9	 
	(G) Default Interest and Order of Application
	 	 	9	 
	(H) Calculations by BNPPLC Are Conclusive
	 	 	9	 
	 
	 	 	 	 
	4 Nature of this Agreement
	 	 	9	 
	(A) “Net” Lease Generally
	 	 	9	 
	(B) No Termination
	 	 	10	 
	(C) Characterization of this Lease
	 	 	11	 
	 
	 	 	 	 
	5 Payment of Executory Costs and Losses Related to the Property
	 	 	13	 
	(A) Local
Impositions
	 	 	13	 
	(B) Increased Costs; Capital Adequacy Charges
	 	 	13	 
	(C) NAI’s Payment of Other Losses; General Indemnification
	 	 	15	 
	(D) Exceptions and Qualifications to Indemnities
	 	 	19	 
	(E) Refunds and Credits Related to Losses Paid by NAI
	 	 	23	 
	(F) Reimbursement of Excluded Taxes Paid by NAI
	 	 	25	 
	(G) Collection on Behalf of Participants
	 	 	25	 
	 
	 	 	 	 
	6 Replacement of Participants
	 	 	25	 

 

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	(A) NAI’s Right to Substitute Participants
	 	 	25	 
	(B) Conditions to Replacement of Participants
	 	 	25	 
	 
	 	 	 	 
	7 Items Included in the Property
	 	 	26	 
	(A) Status of Property
	 	 	26	 
	(B) Changes in the Land Covered by the Ground Lease
	 	 	27	 
	 
	 	 	 	 
	8 Environmental
	 	 	27	 
	(A) Environmental Covenants by NAI
	 	 	27	 
	(B) Right of BNPPLC to do Remedial Work Not Performed by NAI
	 	 	28	 
	(C) Environmental Inspections and Reviews
	 	 	28	 
	(D) Communications Regarding Environmental Matters
	 	 	29	 
	 
	 	 	 	 
	9 Insurance Required and Condemnation
	 	 	30	 
	(A) Liability Insurance
	 	 	30	 
	(B) Property Insurance
	 	 	30	 
	(C) Failure to Obtain Insurance
	 	 	31	 
	(D) Condemnation
	 	 	31	 
	(E) Waiver of Subrogation
	 	 	32	 
	 
	 	 	 	 
	10 Application of Insurance and Condemnation Proceeds
	 	 	32	 
	(A) Collection and Application of Insurance and Condemnation Proceeds Generally
	 	 	32	 
	(B) Advances of Escrowed Proceeds to NAI
	 	 	33	 
	(C) Application of Escrowed Proceeds as a Qualified Prepayment
	 	 	33	 
	(D) Right of NAI to Receive and Apply Remaining Proceeds Below a Certain Level
	 	 	33	 
	(E) Special Provisions Applicable After a 97-10/Meltdown Event or an Event of Default
	 	 	33	 
	(F) NAI’s Obligation to Restore
	 	 	34	 
	(G) Takings of All or Substantially All of the Property on or after the Completion Date
	 	 	34	 
	(H) If Remaining Proceeds Exceed the Lease Balance
	 	 	34	 
	 
	 	 	 	 
	11 Additional Representations, Warranties and Covenants of NAI Concerning the Property
	 	 	35	 
	(A) Operation and Maintenance
	 	 	35	 
	(B) Debts for Construction, Maintenance, Operation or Development
	 	 	36	 

(ii)  

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	(C)
Repair, Maintenance, Alterations and Additions
	 	 	36	 
	(D) Permitted Encumbrances
	 	 	37	 
	(E) Books and Records Concerning the Property
	 	 	37	 
	 
	 	 	 	 
	12 Assignment and Subletting by NAI
	 	 	38	 
	(A) BNPPLC’s Consent Required
	 	 	38	 
	(B) Standard for BNPPLC’s Consent to Assignments and Certain Other Matters
	 	 	38	 
	(C) Consent Not a Waiver
	 	 	39	 
	 
	 	 	 	 
	13 Assignment by BNPPLC
	 	 	39	 
	(A) Restrictions on Transfers
	 	 	39	 
	(B) Effect of Permitted Transfer or other Assignment by BNPPLC
	 	 	39	 
	 
	 	 	 	 
	14 BNPPLC’s Right to Enter and to Perform for NAI 
	 	 	40	 
	(A) Right to Enter
	 	 	40	 
	(B) Performance for NAI
	 	 	40	 
	(C) Building Security
	 	 	40	 
	 
	 	 	 	 
	15 Remedies
	 	 	41	 
	(A) Traditional Lease Remedies
	 	 	41	 
	(B) Foreclosure Remedies
	 	 	43	 
	(C) Notice Required So Long As the Purchase Option Continues Under the Purchase Agreement
	 	 	43	 
	(D) Enforceability
	 	 	44	 
	(E) Remedies Cumulative
	 	 	44	 
	 
	 	 	 	 
	16 Default by BNPPLC
	 	 	44	 
	 
	 	 	 	 
	17 Quiet Enjoyment
	 	 	45	 
	 
	 	 	 	 
	18 Surrender Upon Termination
	 	 	45	 
	 
	 	 	 	 
	19 Holding Over by NAI
	 	 	45	 
	 
	 	 	 	 
	20 Recording Memorandum
	 	 	46	 
	 
	 	 	 	 
	21 Independent Obligations Evidenced by Other Operative Documents
	 	 	46	 

(iii)  

 

TABLE OF CONTENTS

(Continued)

	 	 	 	 	 
	 	 	Page	 
	22 Proprietary Information and Confidentiality
	 	 	46	 
	(A) Proprietary Information
	 	 	46	 
	(B) Confidentiality
	 	 	46	 
	 
	 	 	 	 
	23 Amendment and Restatement of the Prior Lease
	 	 	47	 

Exhibits and Schedules

			
	 	 	 
	Exhibit A
	 	Legal Description
	Exhibit B
	 	North Carolina Lien and Foreclosure Provisions

(iv)  

 

AMENDED AND RESTATED

LEASE AGREEMENT

(RTP DATA CENTER)

     This AMENDED AND RESTATED LEASE AGREEMENT (RTP DATA CENTER) (this “Lease”), dated as of
November 29, 2007 (the “Effective Date”), is made by and between BNP PARIBAS LEASING CORPORATION
(“BNPPLC”), a Delaware corporation, and NETWORK APPLIANCE, INC. (“NAI”), a Delaware corporation.

RECITALS

     Contemporaneously with the execution of this Lease, BNPPLC and NAI are executing an Amended
and Restated Common Definitions and Provisions Agreement (RTP Data Center) dated as of the
Effective Date (the “Common Definitions and Provisions Agreement”), which by this reference is
incorporated into and made a part of this Lease for all purposes. As used in this Lease,
capitalized terms defined in the Common Definitions and Provisions Agreement and not otherwise
defined in this Lease are intended to have the respective meanings assigned to them in the Common
Definitions and Provisions Agreement.

     At the request of NAI and to facilitate the transactions contemplated in the other Operative
Documents, BNPPLC is entering into the Ground Lease, pursuant to which BNPPLC will have a leasehold
estate in the Land described in Exhibit A and any existing improvements on the Land from
NAI contemporaneously with the execution of this Lease.

     NAI is already in possession and control of the Land pursuant to the Prior Lease or the Prior
Construction Agreement.

     In anticipation of BNPPLC’s acquisition of the leasehold estate under the Ground Lease and
other property described below, BNPPLC and NAI have reached agreement as to the terms and
conditions upon which BNPPLC is willing to sublease the Land to NAI and to lease to NAI any
existing Improvements and the Improvements to be constructed on the Land as hereinafter provided,
and by this Lease BNPPLC and NAI desire to evidence such agreement and to amend and restate the
Prior Lease.

GRANTING CLAUSES

     BNPPLC does hereby LEASE, DEMISE and LET unto NAI for the Term (as hereinafter defined) all
right, title and interest of BNPPLC, now owned or hereafter acquired, in and to:

     (1) the Land, including the leasehold estate in the Land acquired by BNPPLC under the
Ground Lease;

     (2) any and all Improvements;

   

 

     (3) all easements and other rights appurtenant to the leasehold estate created
by the Ground Lease or to the Improvements; and

     (4) (A) any land lying within the right-of-way of any street, open or proposed,
adjoining the Land, (B) any sidewalks and alleys adjacent to the Land, and (C) any strips
and gores between the Land and abutting land.

BNPPLC’s interest in all property described in clauses (1) through (4) above is hereinafter
referred to collectively as the “Real Property”.

     To the extent, but only to the extent, that assignable rights or interests in, to or under the
following have been or will be acquired by BNPPLC under the Ground Lease or as described in
subparagraph 7(A) below, BNPPLC also hereby grants and assigns to NAI for the term of this Lease
the right to use and enjoy (and, in the case of contract rights, to enforce) such rights or
interests of BNPPLC:

     (a) any goods, equipment, furnishings, furniture and other tangible personal property
of whatever nature that are located on the Real Property and all renewals or replacements of
or substitutions for any of the foregoing (collectively, the “Tangible Personal Property”);

     (b) the benefits, if any, conferred upon the owner of the Real Property by the
Permitted Encumbrances; and

     (c) any permits, licenses, franchises, certificates, and other rights and privileges
against third parties related to the Real Property or Tangible Personal Property, including
warranties, if any, given by vendors from whom any Tangible Personal Property was or may be
acquired.

Such rights and interests of BNPPLC, whether now existing or hereafter arising, are hereinafter
collectively called the “Personal Property”. The Real Property and the Personal Property are
hereinafter sometimes collectively called the “Property.”

     However, the leasehold estate conveyed by this Lease and NAI’s rights hereunder are expressly
made subject and subordinate to the terms and conditions of this Lease and the Ground Lease, to the
matters listed in Exhibit B to the Closing Certificate and all other Permitted Encumbrances, and to
any other claims or encumbrances not constituting Liens Removable by BNPPLC.

GENERAL TERMS AND CONDITIONS

Amended and Restated Lease Agreement (RTP Data Center) – Page 2

   

 

     The Property is leased by BNPPLC to NAI and is accepted and is to be used and possessed
by NAI upon and subject to the following terms and conditions:

1 Term; Lease Obligations Deferred Until Completion of Initial Improvements; Termination Prior
to Lease Commencement.

     (A) Scheduled Term; Deferral of Obligations. The term of this Lease (the “Term”) will
not commence until a Completion Date occurs because of a Completion Notice given by NAI to BNPPLC,
as required by subparagraph 2(B) of the Construction Agreement after NAI substantially
completes the Construction Project. The Term will begin on and include any such Completion Date
and will end on the first Business Day of August, 2014, unless the Term is extended as provided in
subparagraph 1(D) or sooner terminated as expressly provided in other provisions of this Lease.

     BNPPLC and NAI intend to be legally bound by this Lease when it is executed by them. They
also intend, however, that this Lease will not impose any payment obligations upon either of them
prior to the Completion Date. Accordingly, neither NAI nor BNPPLC will have any obligation to make
any payments under this Lease until the Completion Date, and if this Lease terminates before the
Completion Date pursuant to subparagraph 1(B) or subparagraph 1(C), the Term will never commence
and neither party will have any obligation for payments by reason of this Lease following the
termination.

     Nothing in this subparagraph 1(A) nor any other provision of this Lease will defer or
terminate the rights and obligations of the parties under the other Operative Documents. Unlike
this Lease, the other Operative Documents will, when executed, immediately impose payment
obligations upon BNPPLC and NAI.

     (B) Option of BNPPLC to Terminate. BNPPLC will have the option to terminate this
Lease, which BNPPLC may exercise by notice to NAI, at any time after any 97-10/Meltdown Event or
after BNPPLC’s receipt of a Pre-lease Force Majeure Notice. Such option may be exercised by BNPPLC
as it deems appropriate in its sole and absolute discretion.

     (C) Automatic Termination. If NAI elects to accelerate the Designated Sale Date (as
provided in the definition thereof in the Common Definitions and Provisions Agreement) prior to the
Completion Date, or if a Termination of NAI’s Work occurs under and as provided in the Construction
Agreement before the Completion Date, then this Lease will terminate automatically before the Term
begins.

     (D) Extension of the Term. The Term may be extended at the option of NAI for up to two
successive periods of five years each; provided, however, that prior to each such extension the
following conditions must have been satisfied: (A) NAI must have delivered a notice of its

Amended and Restated Lease Agreement (RTP Data Center) – Page 3

   

 

election
to exercise the option at least one hundred eighty days prior to the end of the Term, and prior to
the commencement of any such extension BNPPLC and NAI must have agreed in writing upon, and
received the written consent and approval of BNPPLC’s Parent and all Participants (other than
Participants being replaced at the request of NAI as provided in Paragraph 6) to, (1) a
corresponding extension of the date specified in clause (1) of the definition of Designated Sale
Date in the Common Definitions and Provisions Agreement and of the term of the Ground Lease, and
(2) an adjustment to the Rent that NAI will be required to pay during the extension, it being
expected that the Rent for the extension may be different than the Rent required for the original
Term or any prior extension, and it being understood that the Rent for any extension must in all
events be satisfactory to both BNPPLC and NAI, each in its sole and absolute discretion; (B) at the
time of NAI’s exercise of its option to extend, no Event of Default has occurred and is continuing,
and no Event of Default will result from the extension; (C) immediately prior to any such
extension, this Lease must then remain in effect; and (D) if this Lease has been assigned by NAI,
then NAI must have executed a guaranty (or confirmed an existing guaranty, if applicable),
guaranteeing NAI’s assignee’s obligations under the Operative Documents throughout such extended
Term. With respect to the condition that BNPPLC and NAI must have agreed upon the Rent required
for any extension of the Term, neither NAI nor BNPPLC is willing to submit itself to a risk of
liability or loss of rights hereunder for being judged unreasonable. Similarly, neither BNPPLC’s
Parent nor any Participant is expected to submit itself to a risk of liability or loss of rights
for being judged to have unreasonably withheld consent or approval to any extension of the Term.
Accordingly, NAI, BNPPLC, BNPPLC’s Parent and Participants will each have sole and absolute
discretion in making its determination, and both NAI and BNPPLC hereby disclaim any obligation
express or implied to be reasonable in negotiating the Rent for any such extension. Subject to the
changes to the Rent and satisfaction of the other conditions listed in this subparagraph, if NAI
exercises its option to extend the Term as provided in this subparagraph, this Lease will continue
in full force and effect, and the leasehold estate hereby granted to NAI will continue without
interruption and without any loss of priority over other interests in or claims against the
Property that may be created or arise after the Effective Date and before the extension.

2 Use and Condition of the Property.

     (A) Use. Subject to the Permitted Encumbrances, NAI may use and occupy the Property
during the Term, but only for the following purposes and other lawful purposes incidental thereto:

     (1) construction and development of the Construction Project;

     (2) administrative and office space;

     (3) activities related to NAI’s research and development or production of
products

Amended and Restated Lease Agreement (RTP Data Center) – Page 4

   

 

that are of substantially the same type and character as those regularly sold by
NAI in the ordinary course of its business as of the Effective Date;

     (4) cafeteria and other support facilities that NAI may provide to its employees; and

     (5) other lawful purposes (including NAI’s research and development or production of
products that are not of substantially the same type and character as those regularly sold
by NAI in the ordinary course of its business as of the Effective Date) approved in advance
and in writing by BNPPLC, which approval will not be unreasonably withheld after completion
of the Construction Project (but NAI acknowledges that BNPPLC’s withholding of such approval
shall be reasonable if BNPPLC determines in good faith that (1) giving the approval may
materially increase BNPPLC’s risk of liability for any existing or future environmental
problem, or (2) giving the approval is likely to substantially increase BNPPLC’s
administrative burden of complying with or monitoring NAI’s compliance with the requirements
of this Lease or other Operative Documents).

     (B) Condition of the Property. NAI acknowledges that it has carefully and fully
inspected the Property and accepts the Property in its present state, AS IS, and without
any representation or warranty, express or implied, as to the condition of such property or as to
the use which may be made thereof. NAI also accepts the Property without any covenant,
representation or warranty, express or implied, by BNPPLC or other Interested Parties regarding the
title thereto or the rights of any parties in possession of any part thereof, except as expressly
set forth in Paragraph 17. BNPPLC will not be responsible for any latent or other defect or change
of condition in the Land, Improvements or other Property or for any violations with respect thereto
of Applicable Laws. Further, BNPPLC will not be required to furnish to NAI any facilities or
services of any kind, including water, phone, sewer, steam, heat, gas, air conditioning,
electricity, light or power.

     (C) Consideration for and Scope of Waiver. The provisions of subparagraph 2(B) have
been negotiated by BNPPLC and NAI as being consistent with the Rent payable under this Lease, and
such provisions are intended to be a complete exclusion and negation of any representations or
warranties of BNPPLC or other Interested Parties, express or implied, with
respect to the Property that may arise pursuant to any law now or hereafter in effect or
otherwise, except as expressly set forth herein.

Amended and Restated Lease Agreement (RTP Data Center) – Page 5

   

 

     However, such exclusion of representations and warranties by BNPPLC is not intended to
impair any representations or warranties made by other parties, including any architects, engineers
or contractors engaged to work on the Construction Project, the benefit of which may pass to NAI
during the Term because of the definition of Personal Property and Property above.

3 Rent.

     (A) Base Rent Generally. On each Base Rent Date through the end of the Term, NAI must
pay BNPPLC rent (“Base Rent”), calculated as provided below . Each payment of Base Rent must be
received by BNPPLC no later than 1:00 p.m. (Eastern time) on the date it becomes due; if received
after 1:00 p.m. (Eastern time) it will be considered for purposes of this Lease as received on the
next following Business Day. At least five days prior to any Base Rent Date upon which an
installment of Base Rent becomes due, BNPPLC will notify NAI in writing of the amount of each
installment, calculated as provided below. Any failure by BNPPLC to so notify NAI, however, will
not constitute a waiver of BNPPLC’s right to payment, but absent such notice NAI will not be in
default hereunder for any underpayment resulting therefrom if NAI, in good faith, reasonably
estimates the payment required, makes a timely payment of the amount so estimated and corrects any
underpayment within three Business Days after being notified by BNPPLC of the underpayment.

     (B) Calculation of and Due Dates for Base Rent. Payments of Base Rent will be
calculated and become due as follows:

     (1) Determination of Payment Due Dates Generally. For Base Rent Periods
subject to a LIBOR Period Election of six months, Base Rent will be payable in two
installments, with the first installment becoming due on the Base Rent Date that occurs on
the first Business Day of the third calendar month following the commencement of such Base
Rent Period, and with the second installment becoming due on the Base Rent Date upon which
the Base Rent Period ends. For all other Base Rent Periods, Base Rent will be due in one
installment on the Base Rent Date upon which the Base Rent Period ends.

     (2) Special Adjustments to Base Rent Payment Dates and Periods.
Notwithstanding the foregoing, if NAI or any Applicable Purchaser purchases BNPPLC’s
interest in the Property pursuant to the Purchase Agreement, any accrued unpaid Base Rent
and all outstanding Additional Rent will be due on the date of purchase in addition to the
purchase price and other sums due to BNPPLC under the Purchase Agreement.

Amended and Restated Lease Agreement (RTP Data Center) – Page 6

   

 

     (3) Base Rent Formula. Each installment of Base Rent payable for any Base Rent
Period will equal:

	 	•	 	the Lease Balance on the first day of such Base Rent Period, less Losses (if
any) that BNPPLC suffered or incurred prior to the Term and that qualify as Pre-lease
Force Majeure Losses (as defined in the Construction Agreement), times
	 
	 	•	 	the sum of the Effective Rate and the Spread, times
	 
	 	•	 	the number of days in the period from and including the preceding Base Rent
Date to but not including the Base Rent Date upon which the installment is due, divided
by
	 
	 	•	 	three hundred sixty.

     Only for the purpose of illustration, assume the following for a hypothetical Base Rent
Period: that prior to the first day of such Base Rent Period the Construction Allowance has
been fully funded, and no Pre-lease Force Majeure Losses have occurred, but Qualified
Prepayments have been received by BNPPLC, leaving a Lease Balance of $30,000,000; that the
Effective Rate for the Base Rent Period is 6%; that the Spread is one hundred fifty basis
points (150/100 of 1%); and that such Base Rent Period contains exactly thirty days. Under
such assumptions, Base Rent for the hypothetical Base Rent Period will equal:

$30,000,000 x [6% + 1.50%] x 30/360 = $187,500.

     (4) Fixed Rate Lock. At any time during the Term, NAI may deliver a notice in
the form attached to the Common Definitions and Provisions Agreement as Annex 2 (a
“Fixed Rate Lock Notice”), requesting that BNPPLC establish a fixed rate for use in the
calculation of the Effective Rate hereunder (a “Fixed Rate Lock”) for all Base Rent Periods
commencing on or after a date specified in such notice, which date must be the first
Business Day of a calendar month (the “Fixed Rate Lock Date”). Promptly after receiving a
Fixed Rate Lock Notice, BNPPLC will enter into an Interest Rate Swap with BNP Paribas (the
“Fixed Rate Swap”); except that BNPPLC may decline to enter into the Fixed Rate Swap and to
establish a Fixed Rate Lock if:

     (a) NAI does not deliver the Fixed Rate Lock Notice to BNPPLC at least ten
Business days prior to the Fixed Rate Lock Date specified therein;

     (b) NAI specifies a Fixed Rate Lock Date in the Fixed Rate Lock Notice
that is prior to the end of any Base Rent Period which commenced before

Amended and Restated Lease Agreement (RTP Data Center) – Page 7

   

 

BNPPLC receives the Fixed Rate Lock Notice;

     (c) any notice has been given to accelerate the Designated Sale Date as
provided in the definition thereof in the Common Definitions and Provisions
Agreement;

     (d) the estimate of the Fixed Rate (hereinafter defined) specified by NAI in
the Fixed Rate Lock Notice is for any reason less than the fixed rate available to
BNPPLC under any Interest Rate Swap proposed by BNP Paribas;

     (e) at the time the Fixed Rate Lock Notice is given, the Interest Rate Swap
requested thereby is contrary to any Applicable Laws or any interpretation thereof
by any governmental authority, central bank or comparable agency charged with the
interpretation or administration thereof, or any request or directive (whether or
not having the force of law) of any such authority, central bank or comparable
agency (including, without limitation, any such requirement imposed by the Board of
Governors of the United States Federal Reserve System); or

     (f) any event has occurred or circumstance exists that constitutes a Default or
a 97-10/Meltdown Event.

The notional principal amount of the Fixed Rate Swap will equal the Lease Balance on the
date such notice is given. The fixed rate used to calculate payments required of BNPPLC
under the Fixed Rate Swap, as the counterparty designated the fixed rate payor, will
constitute the “Fixed Rate” for purposes of this Lease.

     (C) Early Termination of Fixed Rate Lock. After a Fixed Rate Lock is
established, BNPPLC may cause or suffer a termination in whole or in part of the Fixed Rate Swap in
the event that (i) NAI fails to make any payment of Base Rent required hereunder on the Base Rent
Date when it first becomes due, (ii) the Designated Sale Date occurs before the date specified in
clause (1) of the definition thereof in the Common Definitions and Provisions Agreement, (iii) for
any reason a Qualified Prepayment is applied to reduce the Lease Balance, (iv) the Lease Balance on
the Fixed Rate Lock Date is less than the notional amount of the Fixed Rate Swap for any reason.
NAI must reimburse to BNPPLC any Fixed Rate Settlement Amount charged to BNPPLC in connection with
such a termination, and if the termination is a complete, rather than a partial, termination of the
Fixed Rate Swap then in effect, it will for purposes of this Lease constitute a termination of the
Fixed Rate Lock itself. Further, if BNPPLC is charged penalties or interest because of its failure
to make a timely payment required under the Fixed Rate Swap, and if BNPPLC’s failure to make the
timely payment was caused by NAI’s failure to make a timely payment of Base Rent or other amounts
due hereunder or under other Operative

Amended and Restated Lease Agreement (RTP Data Center) – Page 8

   

 

Documents, then such penalties or interest will constitute Losses against which BNPPLC is
entitled to be indemnified pursuant to subparagraph 5(C). If a Fixed Rate Lock is terminated as
provided in this subparagraph, NAI shall have no right to require BNPPLC to enter into another
Interest Rate Swap in order to establish a new fixed rate.

     (D) Additional Rent. All amounts which NAI is required to pay to or on behalf of
BNPPLC pursuant to this Lease, together with every charge, premium, interest and cost set forth
herein which may be added for nonpayment or late payment thereof, will constitute rent (all such
amounts, other than Base Rent, are herein called “Additional Rent”; and, collectively, Base Rent
and Additional Rent are herein sometimes called “Rent”).

     (E) Administrative Fees. In addition to other amounts payable by NAI hereunder, on or
before each anniversary of the Effective Date after the Completion Date and prior to the Designated
Sale Date, NAI must pay BNPPLC an annual administrative agency fee (an “Administrative Fee”) as
provided in the Closing Letter. Each payment of an Administrative Fee will represent Additional
Rent for the first Base Rent Period during which it first becomes due.

     (F) No Demand or Setoff. Except as expressly provided herein, NAI must pay all Rent
without notice or demand and without counterclaim, deduction, setoff or defense.

     (G) Default Interest and Order of Application. All Rent will bear interest, if not
paid when first due, at the Default Rate in effect from time to time from the date due until paid;
provided, that nothing herein contained will be construed as permitting the charging or collection
of interest at a rate exceeding the maximum rate permitted under Applicable Laws. BNPPLC may apply
any amounts paid by or on behalf of NAI against any Rent then past due in the order the same became
due or in such other order as BNPPLC elects.

     (H) Calculations by BNPPLC Are Conclusive. All calculations by BNPPLC of Base Rent,
Additional Rent or any amount needed to calculate Base Rent (including the Effective Rate for any
Base Rent Period and the Lease Balance) or Additional Rent will, in the absence of clear and
demonstrable error, be conclusive and binding upon NAI.

4 Nature of this Agreement.

     (A) “Net” Lease Generally. Subject only to the exceptions listed in
subparagraph 5(D) below, it is the intention of BNPPLC and NAI that Base Rent and other payments
herein specified will be absolutely net to BNPPLC and that NAI must pay all costs, expenses and
obligations of every kind relating to the Property or this Lease which may arise or become due.
Further, it is understood that all amounts payable by NAI to BNPPLC under this Lease and the other
Operative Documents are expressed as minimum payments to be made net of any deduction

Amended and Restated Lease Agreement (RTP Data Center) – Page 9

   

 

or withholding required under any Applicable Laws.

     (B) No Termination. Except as expressly provided in this Lease itself, this Lease will
not terminate, nor will NAI have any right to terminate this Lease, nor will NAI be entitled to any
abatement of or setoff against the Rent, nor will the obligations of NAI under this Lease be
excused, for any reason whatsoever, including any of the following: (i) any damage to or the
destruction of all or any part of the Property from whatever cause, (ii) the taking of the Property
or any portion thereof by eminent domain or otherwise for any reason, (iii) the prohibition,
limitation or restriction of NAI’s use or development of all or any portion of the Property or any
interference with such use by governmental action or otherwise, (iv) any eviction of NAI or of
anyone claiming through or under NAI, (v) any default on the part of BNPPLC under this Lease or any
of the other Operative Documents or any other agreement to which BNPPLC and NAI are parties, (vi)
the inadequacy in any way whatsoever of the design, construction, assembly or installation of any
improvements, fixtures or Tangible Personal Property included in the Property (it being understood
that BNPPLC has not made, does not make and will not make any representation express or implied as
to the adequacy thereof), (vii) any latent or other defect in the Property or any change in the
condition thereof or the existence with respect to the Property of any violations of Applicable
Laws, (viii) NAI’s ownership of any interest in the Property, or (ix) any other cause, whether
similar or dissimilar to the foregoing, any existing or future law to the contrary notwithstanding.
It is the intention of the parties hereto that the obligations of NAI hereunder be separate and
independent of the covenants and agreements of BNPPLC, that Base Rent and all other sums payable by
NAI hereunder continue to be payable in all events and that the obligations of NAI hereunder
continue unaffected, unless the requirement to pay or perform the same have been terminated or
limited pursuant to an express provision of this Lease. Without limiting the foregoing, NAI waives
to the extent permitted by Applicable Laws, except as otherwise expressly provided herein, all
rights to which NAI may now or hereafter be entitled by law (including any such rights arising
because of any “warranty of suitability” or other warranties implied as a matter of law) (i) to
quit, terminate or surrender this Lease or the Property or any part thereof or (ii) to any
abatement, suspension, deferment or reduction of the Rent.

     However, nothing in this subparagraph 4(B) will be construed as a waiver by NAI of any right
NAI may have at law or in equity to the following remedies, whether because of BNPPLC’s failure to
remove a Lien Removable by BNPPLC or because of any other default by BNPPLC under this Lease: (i)
the recovery of monetary damages in the case of any default that continues beyond the period for
cure provided in Paragraph 16, (ii) injunctive relief in case of the violation, or attempted or
threatened violation, by BNPPLC of any of the express covenants, agreements, conditions or
provisions of this Lease which are binding upon BNPPLC (including the confidentiality provisions
set forth in subparagraph 22(B) below), or (iii) a decree compelling performance by BNPPLC of any
of the express covenants, agreements, conditions or provisions of this Lease which are binding upon
BNPPLC.

Amended and Restated Lease Agreement (RTP Data Center) – Page 10

   

 

     (C) Characterization of this Lease.

     (1) Both NAI and BNPPLC intend that (A) for the purposes of determining the proper
accounting for this Lease by NAI, BNPPLC will be treated as the owner and landlord of the
Property and NAI will be treated as the tenant of the Property, and (B) for income tax
purposes and commercial law (including real estate and bankruptcy law) and regulatory
purposes, (1) this Lease and the other Operative Documents will be treated as a financing
arrangement, (2) BNPPLC will be deemed a lender making loans to NAI in the principal amount
equal to the Lease Balance, which loans are secured by the Property, and (3) NAI will be
treated as the owner of the Property and will be entitled to all tax benefits available to
the owner of the Property. Consistent with such intent, by the provisions set forth in
Exhibit B, NAI is granting to BNPPLC a lien upon and mortgaging and warranting title
to a leasehold estate in the Land (the terms and conditions of which leasehold estate are
as set forth in the Ground Lease) and the Improvements and all rights, titles and interests
of NAI in and to other Property, WITH POWER OF SALE, to secure all obligations (monetary or
otherwise) of NAI arising under or in connection with any of the Operative Documents.
Without limiting the generality of the foregoing, NAI and BNPPLC desire that their intent as
set forth in this subparagraph be given effect both in the context of any bankruptcy,
insolvency or receivership proceedings concerning NAI or BNPPLC and in other contexts.
Accordingly, NAI and BNPPLC expect that in the event of any bankruptcy, insolvency or
receivership proceedings affecting NAI or BNPPLC or any enforcement or collection actions
arising out of such proceedings, the transactions evidenced by this Lease and the other
Operative Documents will be characterized and treated as loans made to NAI by BNPPLC, as an
unrelated third party lender to NAI, secured by the Property.

     (2) Notwithstanding the foregoing, NAI acknowledges and agrees that none of BNPPLC or
the other Interested Parties has made, or will be deemed to have made, in the Operative
Documents or otherwise, any representations or warranties concerning how this Lease and the
other Operative Documents will be characterized or treated under applicable accounting
rules, income tax, regulatory, commercial or real estate law, bankruptcy, insolvency or
receivership law or any other rules or requirements concerning the tax, accounting or legal
characteristics of the Operative Documents. NAI further acknowledges and agrees that it is
sophisticated and knowledgeable regarding all such matters and that it has, as it deemed
appropriate, obtained from and relied upon its own professional accountants, counsel and
other advisors for such tax, accounting and legal advice concerning the Operative Documents.

     (3) In any event, NAI will be required by subparagraph 5(C) below to indemnify
and hold harmless BNPPLC from and against all additional taxes that may arise or become due
because of any refusal of taxing authorities to recognize and give

Amended and Restated Lease Agreement (RTP Data Center) – Page 11

   

 

effect to the intention of the parties as set forth in subparagraph 4(C)(1)
(“Unexpected Recharacterization Taxes”), including any additional income or capital gain tax
that may become due because of payments to BNPPLC of the purchase price upon any sale under
the Purchase Agreement resulting from any insistence of such taxing authorities that BNPPLC
be treated as the “true owner” of the Property for tax purposes (a “Forced
Recharacterization”); provided, however, NAI will not be required to pay or reimburse
Unexpected Recharacterization Taxes to the extent that they are, in any given tax year,
eliminated or offset by actual savings to BNPPLC because of additional depreciation
deductions or other tax benefits available to BNPPLC in the same year only by reason of the
Forced Recharacterization (“Unexpected Tax Savings”). To the extent Unexpected
Recharacterization Taxes are eliminated or offset by Unexpected Tax Savings in a given tax
year, including the tax year in which any sale under the Purchase Agreement occurs (the
“Year of Sale”), such Unexpected Recharacterization Taxes will constitute Excluded Taxes as
provided in clause (D) of the definition thereof in the Common Definitions and Provisions
Agreement. Also, for purposes of this provision, it is understood that any depreciation
deductions first available to BNPPLC in tax years prior to the Year of Sale and resulting
from a Forced Recharacterization (“Prior Year Depreciation Deductions”) will be considered
“available to BNPPLC” in the Year of Sale (and thus will eliminate or offset any Unexpected
Recharacterization Taxes resulting from the recapture of such Prior Year Depreciation
Deductions upon a sale under the Purchase Agreement) to the extent that (A) such Prior Year
Depreciation Deductions are not otherwise used to generate Unexpected Tax Savings or
Unexpected Net Tax Benefits (as defined below), and (B) the tax laws and regulations
applicable in the Year of Sale effectively permit BNPPLC to carry over the Prior Year
Depreciation Deductions to the Year of Sale by allowing BNPPLC to carry over net operating
losses from the years in which the Prior Year Depreciation Deductions were first available
to BNPPLC to the Year of Sale.

     (4) After any Forced Recharacterization, BNPPLC will make a reasonable effort to
determine whether Unexpected Tax Savings exceed Unexpected Recharacterization Taxes in any
given tax year (any such excess being hereinafter called an “Unexpected Net Tax Benefit”);
and if BNPPLC does determine that an Unexpected Net Tax Benefit has been realized and the
amount thereof, BNPPLC will notify NAI of the same and either credit the amount thereof
against payments otherwise then due or to become due from NAI under this Lease or the other
Operative Documents or pay the amount of such Unexpected Net Tax Benefit to NAI. It is
understood, however, that the tax position of BNPPLC (and the consolidated tax group of
which it is a part) may, in any given tax year, be such that no Unexpected Net Tax Benefit
exists or can be determined with a reasonable effort on the part of BNPPLC. Therefore,
BNPPLC makes no representation that NAI will receive any credits or payments pursuant to
this provision after any Forced Recharacterization. Also, the determination by BNPPLC of
the amount
of any Unexpected Net Tax Benefit will be conclusive absent clear and manifest error, as

Amended and Restated Lease Agreement (RTP Data Center) – Page 12

   

 

will any determination by BNPPLC that the amount of any Unexpected Net Tax Benefit in a
given tax year cannot be calculated with a reasonable effort. If NAI is dissatisfied with
any such determination by BNPPLC prior to the Designated Sale Date, NAI will be entitled to
accelerate the Designated Sale Date (as provided in clause (2) of the definition thereof),
after which NAI may purchase or cause an Applicable Purchaser to purchase the Property on
the accelerated Designated Sale Date pursuant to the Purchase Agreement.

5 Payment of Executory Costs and Losses Related to the Property.

     (A) Local Impositions. Subject only to the exceptions listed in subparagraph 5(D)
below, NAI must pay or cause to be paid prior to delinquency all Local Impositions. If requested by
BNPPLC from time to time, NAI must furnish BNPPLC with receipts or other appropriate evidence
showing payment of all Local Impositions at least ten days prior to the applicable delinquency date
therefor.

     Notwithstanding the foregoing, NAI may in good faith, by appropriate proceedings, contest the
validity, applicability or amount of any asserted Local Imposition, and pending such contest NAI
will not be deemed in default under any of the provisions of this Lease because of the Local
Imposition if (1) NAI diligently prosecutes such contest to completion in a manner reasonably
satisfactory to BNPPLC, and (2) NAI promptly causes to be paid any amount adjudged by a court of
competent jurisdiction to be due, with all costs, penalties and interest thereon, promptly after
such judgment becomes final; provided, however, in any event each such contest must be concluded
and the contested Local Impositions must be paid by NAI prior to the earliest of (i) the date that
any criminal prosecution is instituted or overtly threatened against BNPPLC or its directors,
officers or employees because of the nonpayment thereof or (ii) the date any writ or order is
issued under which any property owned or leased by BNPPLC (including the Property) may be seized or
sold or any other action is taken or overtly threatened against BNPPLC or against any property
owned or leased by BNPPLC because of the nonpayment thereof, or (iii) any Designated Sale Date upon
which, for any reason, NAI or an Affiliate of NAI or any Applicable Purchaser does not purchase
BNPPLC’s interest in the Property pursuant to the Purchase Agreement for a price (when taken
together with any Supplemental Payment paid by NAI pursuant to the Purchase Agreement, in the case
of a purchase by an Applicable Purchaser) equal to the Break Even Price.

     (B) Increased Costs; Capital Adequacy Charges. Subject only to the exceptions listed
in subparagraph 5(D) below:

     (1) If there is any increase in the cost to BNPPLC’s Parent or any Participant
of agreeing to make or making, funding or maintaining advances to BNPPLC in connection with
the Property because of any Banking Rules Change, then NAI must from
time to time (after receipt of a request from BNPPLC’s Parent or such Participant as

Amended and Restated Lease Agreement (RTP Data Center) – Page 13

   

 

provided below) pay to BNPPLC for the account of BNPPLC’s Parent or such Participant, as the
case may be, additional amounts sufficient to compensate BNPPLC’s Parent or the Participant
for such increased cost. A certificate as to the amount of such increased cost, submitted
to BNPPLC and NAI by BNPPLC’s Parent or the Participant, will be conclusive and binding upon
NAI, absent clear and demonstrable error.

     (2) BNPPLC’s Parent or any Participant may demand additional payments (“Capital
Adequacy Charges”) if BNPPLC’s Parent or the Participant determines that any Banking Rules
Change affects the amount of capital to be maintained by it and that the amount of such
capital is increased by or based upon the existence of advances made or to be made to or for
BNPPLC to permit BNPPLC to maintain BNPPLC’s investment in the Property. To the extent that
BNPPLC’s Parent or any Participant demands Capital Adequacy Charges as compensation for the
additional capital requirements reasonably allocable to such investment or advances, NAI
must pay to BNPPLC for the account of BNPPLC’s Parent or the Participant, as the case may
be, the amount so demanded.

     (3) Notwithstanding the foregoing provisions of this subparagraph 5(B), NAI will not be
obligated to pay any claim for compensation pursuant to this subparagraph 5(B) that arises
or accrues (a) in the case of BNPPLC’s Parent, as a result of any change in the rating
assigned to BNPPLC by rating agencies or bank regulators in regard to BNPPLC’s
creditworthiness, record keeping or failure to comply with Applicable Laws (including U.S.
banking regulations applicable to subsidiaries of a bank holding company), or (b) in the
case of BNPPLC’s Parent or any Participant, more than nine months prior to the date NAI is
notified of the intent of BNPPLC’s Parent or such Participant to make a claim for such
charges; provided, that if the Banking Rules Change which results in a claim for
compensation is retroactive, then the nine month period will be extended to include the
period of the retroactive effect of such Banking Rules Change. Further, BNPPLC will cause
BNPPLC’s Parent and any Participant that is an Affiliate of BNPPLC to use commercially
reasonable efforts to reduce or eliminate any claim for compensation pursuant to this
subparagraph 5(B), including a change in the office of BNPPLC’s Parent or such Participant
through which it provides and maintains Funding Advances if such change will avoid the need
for, or reduce the amount of, such compensation and will not, in the reasonable judgment of
BNPPLC’s Parent or such Participant, be otherwise disadvantageous to it. It is understood
that NAI may also request similar commercial reasonable efforts on the part of any
Participant that is not an Affiliate of BNPPLC, but if a claim for additional compensation
by any such Participant is not eliminated or waived, then NAI may request that BNPPLC
replace such Participant as provided in Paragraph 6. Nothing in this subparagraph will be
construed to require BNPPLC’s Parent or any Participant to create any new office through
which to make or maintain Funding Advances.

Amended and Restated Lease Agreement (RTP Data Center) – Page 14

   

 

     (4) Any amount required to be paid by NAI under this subparagraph 5(B) will be
due ten days after a notice requesting such payment is received by NAI from BNPPLC’s Parent
or the applicable Participant.

     (C) NAI’s Payment of Other Losses; General Indemnification. Subject only to the
exceptions listed in subparagraph 5(D) below:

     (1) Agreement to Indemnify. As directed by BNPPLC, NAI must pay, reimburse, indemnify,
defend, protect and hold harmless BNPPLC and all other Interested Parties from and against
all Losses (including Environmental Losses) asserted against or incurred or suffered by any
of them at any time and from time to time by reason of, in connection with, arising out of,
or in any way related to the following:

	 	•	 	the ownership or alleged ownership of any interest in
the Property or the Rents;
	 
	 	•	 	the purchase, design, construction, preparation,
installation, inspection, delivery, non-delivery, acceptance,
rejection, possession, use, operation, maintenance, management, rental,
lease, sublease, repossession, condition (including defects, whether or
not discoverable), destruction, repair, alteration, modification,
restoration, addition or substitution, storage, transfer of title,
redelivery, return, sale or other disposition of all or any part of or
interest in the Property;
	 
	 	•	 	the imposition of any Lien (or incurring of any
liability to refund or pay over any amount as a result of any Lien)
against all or any part of or interest in the Property;
	 
	 	•	 	any failure of the Property or NAI itself to comply
with Applicable Laws;
	 
	 	•	 	Permitted Encumbrances or any violation thereof;
	 
	 	•	 	Hazardous Substance Activities, including those
occurring prior to the Term;
	 
	 	•	 	the negotiation, administration or enforcement of the
Operative Documents or the Participation Agreement;
	 
	 	•	 	the making or maintenance of Funding Advances;

Amended and Restated Lease Agreement (RTP Data Center) – Page 15

   

 

	 	•	 	any Interest Rate Swap that BNPPLC enters into as described in
subparagraph 3(B)(4) of this Lease;
	 
	 	•	 	the breach by NAI of this Lease, any other Operative
Document or any other document executed by NAI pursuant to or in
connection with any Operative Document;
	 
	 	•	 	any obligations of BNPPLC under the Closing Certificate
or the Ground Lease; or
	 
	 	•	 	any bodily or personal injury or death or property
damage occurring in or upon or in the vicinity of the Property through
any cause whatsoever.

NAI’s obligations under this indemnity will apply whether or not any Interested Party is
also indemnified as to the applicable Loss by another Interested Party and whether or not
the Loss arises or accrues because of any condition of the Property or other circumstance
concerning the Property prior to the Effective Date.

Further, in the event, for income tax purposes, an Interested Party must include in
its taxable income any payment or reimbursement from NAI which is required by this indemnity
(in this provision, the “Original Indemnity Payment”), and yet the Interested Party is not
entitled during the same taxable year to a corresponding and equal deduction from its
taxable income for the Loss paid or reimbursed by such Original Indemnity Payment (in this
provision, the “Corresponding Loss”), then NAI must also pay to such Interested Party on
demand the additional amount (in this provision, the “Additional Indemnity Payment”) needed
to gross up the Original Indemnity Payment for any and all resulting additional income
taxes. That is, NAI must pay an Additional Indemnity Payment as is needed so that the
Corresponding Loss (computed net of the reduction, if any, of the Interested Party’s income
taxes because of credits or deductions that are attributable to the Interested Party’s
payment or deemed payment of the Corresponding Loss and that are recognized for tax purposes
in the same taxable year during which the Interested Party must recognize the Original
Indemnity Payment as income) will not exceed the difference computed by subtracting (i) all
income taxes (determined for this purpose based on the highest marginal income tax rates
charged to corporations by federal, state and local tax authorities, as applicable, for the
relevant period or periods) imposed because of the receipt or constructive receipt of the
Original Indemnity Payment and the Additional Indemnity Payment, from (ii) the sum of the
Original Indemnity Payment and the Additional Indemnity Payment. (With regard to any
payment or reimbursement of an Original Indemnity Payment, “After Tax Basis” means that such
payment or reimbursement is or will be made together with the additional amount needed

Amended and Restated Lease Agreement (RTP Data Center) – Page 16

   

 

to gross up such Original Indemnity Payment as described in this provision.)

     (2) Scope of Indemnities and Releases. Every indemnity and release provided in
this Lease and the other Operative Documents for the benefit of BNPPLC or other Interested
Parties, including the indemnity
set forth in
 subparagraph 5(C)(1), will apply even if and
when the subject matter of the indemnity or release arises out of or results from the
negligence or strict liability of BNPPLC or any other Interested Party. Further, all
such indemnities and releases will apply even if insurance obtained by NAI or required of
NAI by this Lease or the other Operative Documents is not adequate to cover Losses against
or for which the indemnities and releases are provided. (However, NAI’s liability for any
failure to obtain insurance required by this Lease or the other Operative Documents will not
be limited to Losses against which indemnities are provided, it being understood that the
parties have agreed upon insurance requirements for reasons that extend beyond providing a
source of payment for Losses against which BNPPLC and other Interested Parties may be
indemnified by NAI.)

     (3) Nonexclusive List of Costs Covered by Indemnity. Costs and expenses for which NAI
is responsible on an After Tax Basis pursuant to this subparagraph 5(C) will include all of
the following, except to the extent that the following are included in the Initial Advance
or in the calculation of any Break Even Price or Make Whole Amount paid to BNPPLC pursuant
to the Purchase Agreement:

	 	•	 	appraisal fees;
	 
	 	•	 	Uniform Commercial Code search fees;
	 
	 	•	 	filing and recording fees;
	 
	 	•	 	inspection fees and expenses;
	 
	 	•	 	brokerage fees and commissions;
	 
	 	•	 	survey fees;
	 
	 	•	 	title policy premiums and escrow fees;
	 
	 	•	 	any Breakage Costs or Fixed Rate Settlement Amount;

Amended and Restated Lease Agreement (RTP Data Center) – Page 17

   

 

	 	•	 	Attorneys’ Fees incurred by BNPPLC with respect to the drafting,
negotiation, administration or enforcement of this Lease or the other
Operative Documents; and
	 
	 	•	 	all taxes (except Excluded Taxes) related to the
Property or to the transactions contemplated in the Operative
Documents.

Such costs and expenses will also include all rent or other payments required of
BNPPLC under the Ground Lease, so long as this Lease remains in force or NAI remains
in possession of the Property or is entitled to possession by this Lease. (It is
understood, however, that with respect to payments which are required by the Ground
Lease from BNPPLC to NAI and for which NAI is required to reimburse BNPPLC, such
payments and the corresponding reimbursements will be offset and deemed paid by
offsetting book entries rather than by an actual transfer of funds back and forth
between the parties.)

     (4) Defense and Settlement of Indemnified Claims.

     (a) By notice to NAI BNPPLC may direct NAI to assume on behalf of BNPPLC or any
other Interested Party and to conduct with due diligence and in good faith the
defense of and the response to any claim, proceeding or investigation included in or
concerning any Loss for which NAI is responsible pursuant to subparagraph 5(C)(1).
NAI must promptly comply with any such direction using counsel selected by NAI and
reasonably satisfactory to BNPPLC or the other Interested Party, as applicable, to
represent BNPPLC or the other Interested Party, as applicable. In the event NAI
fails to promptly comply with any such direction from BNPPLC, BNPPLC or any other
affected Interested Party may contest or settle the claim, proceeding or
investigation using counsel of its own selection at NAI’s expense, subject to
subparagraph 5(D)(3) if that subparagraph is applicable.

     (b) Also, although subparagraphs 5(D)(3) and 5(D)(4) will apply to tort claims
asserted against any Interested Party related to the Property, the right of an
Interested Party to be indemnified pursuant to this subparagraph 5(C) for taxes or
other payments made to satisfy governmental requirements (“Government Mandated
Payments”) will not be conditioned in any way upon NAI having consented to or
approved of, or having been provided with an opportunity to defend against or
contest, such Government Mandated Payments. In all cases, however, including those
which may involve Government Mandated Payments,
the rights of each Interested Party to be indemnified will be subject to
subparagraph 5(D)(5).

Amended and Restated Lease Agreement (RTP Data Center) – Page 18

   

 

     (5) Payments Due. Any amount to be paid by NAI under this subparagraph 5(C)
will be due ten days after a notice requesting such payment is given to NAI, subject to any
applicable contest rights expressly granted to NAI by other provisions of this Lease.

     (6) Survival. NAI’s obligations under this subparagraph 5(C) will survive the
termination or expiration of this Lease with respect to Losses suffered by any Interested
Party on or prior to, or by reason of any actual or alleged occurrence or circumstances on
or prior to, the later of the dates upon which (a) this Lease terminates or expires, or (b)
NAI surrenders possession and control of the Property.

     (D) Exceptions and Qualifications to Indemnities.

     (1) Exceptions. BNPPLC acknowledges and agrees that nothing in Paragraph 4 or the
preceding subparagraphs of this Paragraph 5 will be construed to require NAI to pay or
reimburse:

     • Excluded Taxes; or

     • Losses incurred or suffered by any Interested Party to the extent proximately
caused by (and attributed by any applicable principles of comparative fault to) the
Established Misconduct of that Interested Party; or

     • Losses that result from any Liens Removable by BNPPLC; or

     • transaction expenses (including Attorneys’ Fees) incurred by any of the
Participants in connection with the drafting, negotiation or execution of the
Participation Agreement (or supplements making them parties thereto) or in
connection with any due diligence Participants may undertake before entering into
the Participation Agreement; or

     • Local Impositions or other Losses contested, if and so long as they are
contested, by NAI in accordance with any of the provisions of this Lease or other
Operative Documents which expressly authorize such contests; or

     • transaction expenses or other Losses caused by or necessary to accomplish any
conveyance by BNPPLC to BNPPLC’s Parent or a Qualified Affiliate which constitutes a
Permitted Transfer only by reason of clause (3) of the definition of Permitted
Transfer in the Common Definitions and Provisions
Agreement; or

Amended and Restated Lease Agreement (RTP Data Center) – Page 19

   

 

     • any amount which may from time to time be payable by BNPPLC to any
Participant representing the excess of “Base Rent” as defined in the Participation
Agreement over Base Rent as defined in and calculated pursuant to this Lease and the
Common Definitions and Provisions Agreement; or

     • any decline in the value of the Property solely by reason of decline in
general market conditions and not because of any breach of this Lease or other
Operative Documents by NAI.

Further, without limiting BNPPLC’s rights (as provided in other provisions of this Lease and
other Operative Documents) to include the following in the calculation of the Lease Balance,
the Break Even Price and the Make Whole Amount (as applicable) or to collect Base Rent, a
Supplemental Payment and other amounts, the calculation of which depends upon the Lease
Balance, BNPPLC acknowledges and agrees that nothing in Paragraph 4 or the preceding
subparagraphs of this Paragraph 5 will be construed to require NAI to pay or reimburse an
Interested Party for costs paid by BNPPLC with the proceeds of the Initial Advance as part
of the Transaction Expenses or with Construction Advances.

     (2) Notice of Claims. If an Interested Party receives a written notice of a claim for
taxes or a claim alleging a tort or other unlawful conduct that the Interested Party
believes is covered by the indemnity in subparagraph 5(C)(1), then such Interested Party
will be expected to promptly furnish a copy of such notice to NAI. The failure to so
provide a copy of the notice will not excuse NAI from its obligations under subparagraph
5(C)(1); except that if such failure continues for more than fifteen days after the notice
is received by such Interested Party and NAI is unaware of the matters described in the
notice, with the result that NAI is unable to assert defenses or to take other actions which
could minimize its obligations, then NAI will be excused from its obligation to indemnify
such Interested Party (and any Affiliate of such Interested Party) against Losses, if any,
which would not have been incurred or suffered but for such failure. For example, if BNPPLC
fails to provide NAI with a copy of a notice of an overdue tax obligation covered by the
indemnity set out in subparagraph 5(C)(1) and NAI is not otherwise already aware of such
obligation, and if as a result of such failure BNPPLC becomes liable for penalties and
interest covered by the indemnity in excess of the penalties and interest that would have
accrued if NAI had been promptly provided with a copy of the notice, then NAI will be
excused from any obligation to BNPPLC (or any Affiliate of BNPPLC) to pay the excess.

     (3) Withholding of Consent to Settlements Proposed by NAI. With regard to any
tort claim against an Interested Party for which NAI undertakes to defend the
Interested Party as provided in subparagraph 5(C)(4)(a), if the Interested Party
unreasonably refuses to consent to a settlement of the claim which is proposed by NAI

Amended and Restated Lease Agreement (RTP Data Center) – Page 20

   

 

and which will meet the conditions listed in the next sentence, NAI’s liability for the cost of
continuing the defense and for any other amounts payable in respect of the claim will be
limited to the total cost for which the settlement proposed by NAI would have been
accomplished but for the unreasonable refusal to consent. Any such settlement proposed by
NAI must meet the following conditions: (A) at the time of the settlement by NAI, NAI must
pay all amounts required to release the Interested Party and its property interests from any
further obligation for or liens securing the applicable claim and from any interest,
penalties and other related liabilities, and (B) the settlement or compromise must not
involve an admission of fraud or criminal wrongdoing or result in some other material
adverse consequence to the Interested Party.

     (4) Settlements Without the Prior Consent of NAI.

     (a) Except as otherwise provided in subparagraph 5(D)(4)(b), if any Interested
Party settles any tort claim for which it is entitled to be indemnified by NAI
without NAI’s consent, then NAI may, by notice given to the Interested Party no
later than ten days after NAI is notified of the settlement, elect to pay Reasonable
Settlement Costs to the Interested Party in lieu of a payment or reimbursement of
actual settlement costs. (With respect to any tort claim asserted against an
Interested Party, “Reasonable Settlement Costs” means the maximum amount that a
prudent Person in the position of the Interested Party, but able to pay any amount,
might reasonably agree to pay to settle the tort claim, taking into account the
nature and amount of the claim, the relevant facts and circumstances known to such
Interested Party at the time of settlement and the additional Attorneys Fees’ and
other costs of defending the claim which could be anticipated but for the
settlement.) After making an election to pay Reasonable Settlement Costs with
regard to a particular tort claim and a particular Interested Party, NAI will have
no right to rescind or revoke the election, despite any subsequent determination
that Reasonable Settlement Costs exceed actual settlement costs. It is understood
that Reasonable Settlement Costs may be more or less than actual settlement costs
and that a final determination of Reasonable Settlement Costs may not be possible
until after NAI must decide between paying Reasonable Settlement Costs or paying
actual settlement costs.

     (b) Notwithstanding the foregoing, NAI will have no right to elect to pay
Reasonable Settlement Costs in lieu of actual settlement costs if an Interested
Party settles claims without NAI’s consent at any time when an Event of Default has
occurred and is continuing or after a failure by NAI to conduct with due diligence
and in good faith the defense of and the response to any claim,
proceeding or investigation as provided in subparagraph 5(C)(4)(a).

Amended and Restated Lease Agreement (RTP Data Center) – Page 21

   

 

     (c) Except as provided in this subparagraph 5(D)(4), no settlement by
any Interested Party of any claim made against it will excuse NAI from any
obligation to indemnify the Interested Party against the settlement costs or other
Losses suffered by reason of, in connection with, arising out of, or in any way
related to such claim.

     (5) No Authority to Admit Wrongdoing by NAI or to Bind NAI to any Settlement. No
Interested Party will under any circumstances have any authority to bind NAI to an admission
of wrongdoing or responsibility to any third party claimant with regard to matters for which
such Interested Party claims a right to indemnification from NAI under this Lease.

Further, nothing herein contained, including the foregoing provisions concerning settlements
by Interested Parties of indemnified Losses, will be construed as authorizing any Interested
Party to bind NAI to do or refrain from doing anything to satisfy a third party claimant.
If, for example, a claim is made by a Governmental Authority that NAI must refrain from some
particular conduct on or about the Land in order to comply with Applicable Laws, BNPPLC
cannot bind NAI (and will not purport to bind NAI) to any agreement to refrain from such
conduct or otherwise prevent NAI from continuing to contest the claim by reason of any
provision set forth herein.

Moreover, so long as this Lease continues, no Interested Party may settle any claim
involving the Property by executing any agreement (including any consent decree proposed by
any Governmental Authority) which purports to prohibit, limit or impose conditions upon any
use of the Property by NAI without the prior written consent of NAI. In the case of any
proposed settlement of a claim asserted by a Governmental Authority against BNPPLC, NAI will
not unreasonably withhold such consent. However, for purposes of determining whether it is
reasonable for NAI to withhold such consent, any diligent ongoing undertaking by NAI to
contest such the claim on behalf of BNPPLC will be relevant.

Subject to the foregoing provisions in this subparagraph 5(D)(5), any Interested Party may
agree for itself (and only for itself) to act or refrain from doing anything as demanded or
requested by a third party claimant; provided, however, in no event will such an agreement
impede NAI from continuing to exercise its rights to operate its business on the Property or
elsewhere in any lawful manner deemed appropriate by NAI, nor will any such agreement limit
or impede NAI’s right to contest claims raised by any third party claimants (including
Governmental Authorities) that NAI is not complying or has not complied with Applicable
Laws.

     (6) Defense of Tax Claims. This Lease does not grant to NAI any right to

Amended and Restated Lease Agreement (RTP Data Center) – Page 22

   

 

control the defense of or contest any tax claim for which an Interested Party may have a
right to indemnity under subparagraph 5(C), other than the right to contest Local
Impositions as provided in subparagraph 5(A), nor does this Lease grant to NAI the right to
inspect the income tax returns, books or records of any Interested Party. Nevertheless, if
a tax claim is asserted against BNPPLC for which it is entitled to be indemnified pursuant
to subparagraph 5(C), BNPPLC will consider in good faith any defenses and strategies
proposed by NAI with regard to such claim. Further, if any such tax claim is asserted
against BNPPLC which involves assertions that apply not only to the transactions
contemplated by this Lease, but also to other similar transactions in which BNPPLC has
participated, then BNPPLC will not settle the claim on a basis that results in a
disproportionately greater tax burden with respect to the transactions contemplated herein
than with respect to such other similar transactions. For example, if taxing authorities
assert that both this Lease and other comparable lease agreements made by BNPPLC are not
financing arrangements as intended by the parties thereto, and on the basis of such
assertions the taxing authorities claim that BNPPLC owes income taxes which are not Excluded
Taxes, then BNPPLC will not settle the claim in a manner that would cause NAI’s liability
under subparagraph 5(C) to be disproportionately greater than the indemnity obligation of
another similarly situated tenant of BNPPLC under another lease agreement with an indemnity
provision comparable to subparagraph 5(C). Also, BNPPLC will not grant to another tenant
the right to dictate to BNPPLC the tax position BNPPLC must take in regard to the Property
or the Operative Documents, except that BNPPLC may include provisions comparable to the
foregoing in other leases to assure other tenants against a disproportionately greater
burden than NAI will bear in regard to any settlement of a tax claim by BNPPLC.

     (7) Indemnified Parties Other than Landlord. As a condition to making any indemnity
payment for Losses directly to any Interested Party other than BNPPLC itself, NAI may
require the Interested Party to confirm and agree in writing that it will be obligated to
make the payments to NAI as provided in subparagraph 5(E)(2) in the event the Interested
Party subsequently receives a refund of the Losses covered by such indemnity payment.

     (E) Refunds and Credits Related to Losses Paid by NAI.

     (1) If BNPPLC receives a refund of any Losses paid, reimbursed or advanced by
NAI pursuant to this Paragraph 5 that has not already been accounted for in the After Tax
Basis calculation described in subparagraph 5(C)(1), BNPPLC will promptly pay to NAI the
amount of such refund, plus or minus any net tax benefits or detriments realized by BNPPLC
as a result of the refund and such payment to NAI; provided, that the amount
payable to NAI will not exceed the amount of the indemnity payment in respect of such
refunded Losses that was made by NAI. If it is subsequently determined that BNPPLC

Amended and Restated Lease Agreement (RTP Data Center) – Page 23

   

 

was not entitled to the refund, the portion of the refund that is repaid or recaptured will be
treated as a Loss for which NAI must indemnify BNPPLC pursuant to this Paragraph 5 without
regard to subparagraph 5(D). If, in connection with any such refund, BNPPLC also receives
an amount representing interest on such refund, BNPPLC will promptly pay to NAI the amount
of such interest, plus or minus any net tax benefits or detriments realized by BNPPLC as a
result of the receipt or accrual of the interest and as a result of such payment to NAI;
provided, that BNPPLC will not be required to make any such payment in respect of the
interest (if any) that is fairly attributable to a period for which NAI had not yet paid,
reimbursed or advanced the Losses refunded to BNPPLC.

     (2) If any Interested Party (other than BNPPLC itself) receives a refund of any Loss
paid, reimbursed or advanced by NAI pursuant to this Paragraph 5 that has not already been
accounted for in the After Tax Basis calculation described in subparagraph 5(C)(1), NAI may
demand (and enforce the demand pursuant to any agreement previously delivered by the
Interested Party as provided in 

subparagraph 5(D)(7)) that such Interested Party promptly
pay to NAI the amount of such refund, plus or minus any net tax benefits or detriments
realized by such Interested Party as a result of the refund and such payment to NAI;
provided, that the amount payable to NAI will not exceed the amount of the indemnity payment
in respect of such refunded Losses that was made by NAI. If it is subsequently determined
that such Interested Party was not entitled to the refund, the portion of the refund that is
repaid or recaptured will be treated as a Loss for which NAI must indemnify such Interested
Party pursuant to this Paragraph 5 without regard to subparagraph 5(D). If, in connection
with any such refund, such Interested Party also receives an amount representing interest on
such refund, NAI may demand that such Interested Party promptly pay to NAI the amount of
such interest, plus or minus any net tax benefits or detriments realized by such Interested
Party as a result of the receipt or accrual of the interest and as a result of such payment
to NAI; provided, that such Interested Party will not be required to make any such payment
in respect of the interest (if any) which is fairly attributable to a period before NAI
paid, reimbursed or advanced the Losses refunded to such Interested Party.

     (3) With respect to Losses incurred or suffered by an Interested Party and paid or
reimbursed by NAI on an After Tax Basis, if taxes of such Interested Party which are not
subject to indemnification by NAI are reduced because of such Losses (whether by reason of a
deduction, credit or otherwise) and such reduction was not taken into account in the
calculation of the required reimbursement or payment by NAI, then for purposes of this
subparagraph 5(E) such reduction will be considered a “refund”.

     (4) Notwithstanding the foregoing, in no event will BNPPLC or any other
Interested Party be required to make any payment to NAI pursuant to this subparagraph
5(E) when an Event of Default has occurred and is continuing.

Amended and Restated Lease Agreement (RTP Data Center) – Page 24

   

 

     (F) Reimbursement of Excluded Taxes Paid by NAI. If NAI is ever required (by
laws imposing withholding tax obligations or otherwise) to pay Excluded Taxes that any Interested
Party should have paid, but failed to pay when due, in connection with this Lease, such Interested
Party must reimburse NAI for such Excluded Taxes (together with any additional amount required to
preserve for NAI the full amount of such reimbursement after related taxes are considered,
calculated in the same manner that an Additional Indemnity Payment would be calculated under
subparagraph 5(C)(1) in the case of a reimbursement owed by NAI to an Interested Party) within 30
days after such Interested Party’s receipt of a written demand for such reimbursement by NAI.

     (G) Collection on Behalf of Participants. BNPPLC may, on behalf of any Participant or
its Affiliates, collect any amount that becomes due from NAI to such Participant or its Affiliates
pursuant to subparagraph 5(B) or 5(C), in which case BNPPLC will be obligated to such Participant
in respect of the collected amount as provided in the Participation Agreement. Alternatively, as
provided in the Participation Agreement, BNPPLC may assign the right to collect any such amount to
such Participant, in which case the Participant will be entitled to collect the same directly from
NAI.

6 Replacement of Participants.

     (A) NAI’s Right to Substitute Participants. During the Term, so long as no Event of
Default exists and subject to the terms and conditions set forth in subparagraph 6(B), if any
Participant which is not an Affiliate of BNPPLC (in this Paragraph, the “Unrelated Participant”)
(1) declines to approve the Rent for an extension of this Lease under subparagraph 1(D), or (2)
makes a demand for compensation under subparagraph 5(B), NAI may request that BNPPLC execute
Participation Agreement Supplements (as defined in the Participation Agreement) as needed to
transfer the rights of the Unrelated Participant thereunder to one or more new Participants (in
this subparagraph, whether one or more, the “New Participants”) designated by NAI who are willing
and able to accept such interests and to make Funding Advances as necessary to terminate the
Unrelated Participant’s right to payments in respect of Base Rent and the Lease Balance under the
Operative Documents. BNPPLC will execute such Participation Agreement Supplements within ten
Business Days of the later to occur of such request by NAI and satisfaction of all conditions set
forth in subparagraph 6(B).

     (B) Conditions to Replacement of Participants. NAI and BNPPLC, working
together, will endeavor in good faith to identify New Participants that are willing to replace any
Unrelated Participant described in the preceding subparagraph and that are acceptable to both NAI
and BNPPLC. (The term New Participants may include new parties to the Participation Agreement and
it may include existing Participants that increase their Funding Advances as needed to
replace the Unrelated Participant.) However, nothing contained herein will be construed to
require BNPPLC itself to increase its Percentage (as defined in the Participation Agreement) to

Amended and Restated Lease Agreement (RTP Data Center) – Page 25

   

 

replace an Unrelated Participant, and nothing herein contained will be construed to require BNPPLC
itself to provide or to obtain from its Affiliates Funding Advances to replace the Funding Advances
that an Unrelated Participant has provided or agreed to provide. Also, New Participants will be
subject to the approval of BNPPLC; provided, that BNPPLC must not unreasonably withhold its
approval for the substitution of any New Participant proposed by NAI for any Unrelated Participant
so long as (i) no Event of Default has occurred and is continuing, (ii) BNPPLC determines it can
give such approval without violating Applicable Laws, without breaching its obligations under the
Participation Agreement, and without waiving rights or remedies it has under this Lease or the
other Operative Documents, (iii) BNPPLC or BNPPLC’s Parent is not involved in any material
litigation adverse to the New Participant in any pending lawsuit or other legal proceeding, and
(iv) all of the conditions listed in the next sentence are satisfied. Any substitution of New
Participants for an Unrelated Participant as provided in this Paragraph will be subject to the
following conditions:

     (1) the proposed substitution does not include a waiver of rights by BNPPLC against any
Unrelated Participant or require BNPPLC to pay any amounts out-of-pocket that are not
reimbursed concurrently by NAI or the New Participants;

     (2) the New Participants must become parties to the Participation Agreement (by
executing supplements to that agreement as provided therein) and must provide all funds due
to the Unrelated Participant being replaced because of the termination of the Unrelated
Participant’s rights to receive payments in respect of Net Cash Flow and Net Sales Proceeds
(both as defined in the Participation Agreement); and

     (3) the obligations of BNPPLC to the New Participants must not exceed the obligations
that BNPPLC would have had to the Unrelated Participant if there had been no substitution,
other than those for which NAI is liable.

Upon consummation of any such substitution NAI must pay to the replaced Participant Breakage Costs,
if any, incurred by the replaced Participant because of the substitution.

7 Items Included in the Property

     (A) Status of Property. All Improvements on the Land from time to time will
constitute “Property” covered by this Lease. Further, as provided in the Construction Agreement,
to the extent heretofore or hereafter acquired by NAI (in whole or in part) with funds previously
advanced by BNPPLC under the Prior Construction Agreement or with any portion of the Initial
Advance or with any Construction Advances or with other funds for which NAI has received or
receives reimbursement from such funds previously advanced, the Initial Advance or
Construction Advances, all furnishings, furniture, chattels, permits, licenses, franchises,
certificates and other personal property of whatever nature will be deemed to have been acquired

Amended and Restated Lease Agreement (RTP Data Center) – Page 26

   

 

on behalf of BNPPLC by NAI and will constitute “Property” covered by this Lease, as will all renewals
or replacements of or substitutions for any such Property. Upon request of BNPPLC, but not more
often than once in any period of twelve consecutive months, NAI will deliver to BNPPLC an inventory
describing all significant items of Personal Property (and, in the case of Tangible Personal
Property, showing the make, model, serial number and location thereof) with a certification by NAI
that such inventory is true and complete and that all items specified in the inventory are covered
by this Lease free and clear of any Lien other than the Permitted Encumbrances or Liens Removable
by BNPPLC.

     (B) Changes in the Land Covered by the Ground Lease. Upon any amendment of the
definition of the “Land” covered by the Ground Lease, the “Land” as defined in and covered by this
Lease and the other Operative Documents will also be so amended.

8 Environmental.

     (A) Environmental Covenants by NAI.

          (1) NAI will not conduct or permit others to conduct Hazardous Substance Activities on
the Property, except Permitted Hazardous Substance Use and Remedial Work.

          (2) NAI will not discharge or permit the discharge of anything (including Permitted
Hazardous Substances) on or from the Property that would require any permit under applicable
Environmental Laws, other than (i) storm water runoff, (ii) waste water discharges through a
publicly owned treatment works, (iii) discharges that are a necessary part of any Remedial
Work, and (iv) other similar discharges consistent with the definition herein of Permitted
Hazardous Substance Use which do not significantly increase the risk of Environmental Losses
to BNPPLC, in each case in strict compliance with Environmental Laws.

          (3) Following any discovery that Remedial Work is required by Environmental Laws or is
otherwise reasonably believed by BNPPLC to be required, and to the extent not inconsistent
with the other provisions of this Lease, NAI must promptly perform and diligently and
continuously pursue such Remedial Work.

          (4) If requested by BNPPLC in connection with any Remedial Work required by this
subparagraph, NAI must retain environmental consultants reasonably acceptable to BNPPLC to
evaluate any significant new information generated during NAI’s implementation of the
Remedial Work and to discuss with NAI whether such new
information indicates the need for any additional measures that NAI should take to
protect the health and safety of persons (including employees, contractors and

Amended and Restated Lease Agreement (RTP Data Center) – Page 27

   

 

subcontractors and their employees) or to protect the environment. NAI must implement any
such additional measures to the extent required with respect to the Property by
Environmental Laws or otherwise reasonably believed by BNPPLC to be required.

     (B) Right of BNPPLC to do Remedial Work Not Performed by NAI. If NAI’s failure to
perform any Remedial Work required as provided in subparagraph 8(A) continues beyond the
Environmental Cure Period (as defined below), BNPPLC may, in addition to any other remedies
available to it, conduct all or any part of the Remedial Work. To the extent that Remedial Work is
done by BNPPLC pursuant to the preceding sentence (including any removal of Hazardous Substances),
the cost thereof will be a demand obligation owing by NAI to BNPPLC. As used in this subparagraph,
“Environmental Cure Period” means the period ending on the earliest of: (1) ninety days after NAI
is notified of the breach which must be cured within such period or, if during such ninety days NAI
initiates the Remedial Work and diligently and continuously pursues it in accordance with a
timetable accepted and approved by applicable Governmental Authorities (which may include delays
waiting for permits or other authorizations), the date by which such Remedial Work is to be
completed according to such timetable, (2) the date that any writ or order is issued for the levy
or sale of any property owned by BNPPLC (including the Property) because of such breach, (3) the
date that any criminal action is instituted or overtly threatened against BNPPLC or any of its
directors, officers or employees because of such breach, or (4) any Designated Sale Date upon
which, for any reason, NAI or an Affiliate of NAI or any Applicable Purchaser does not purchase
BNPPLC’s interest in the Property pursuant to the Purchase Agreement for a net price to BNPPLC
(when taken together with any Supplemental Payment paid by NAI pursuant to the Purchase Agreement,
in the case of a purchase by an Applicable Purchaser) equal to the Break Even Price.

     (C) Environmental Inspections and Reviews. BNPPLC reserves the right to retain
environmental consultants to review any report prepared by NAI or to conduct BNPPLC’s own
investigation to confirm whether NAI is complying with the requirements of this Paragraph 8. NAI
grants to BNPPLC and to BNPPLC’s agents, employees, consultants and contractors the right to enter
upon the Property during reasonable hours and after reasonable notice to inspect the Property and
to perform such tests as BNPPLC deems reasonably necessary or appropriate to review or investigate
Hazardous Substances in, on, under or about the Property or any discharge or reasonably suspected
discharge of Hazardous Substances into groundwater or surface water from the Property. NAI must
promptly reimburse BNPPLC for the fees of its environmental consultants and the costs of any such
inspections and tests; provided, however, BNPPLC’s right to reimbursement for the fees of any
consultant engaged as provided in this subparagraph or for the costs of any inspections or test
undertaken as provided in this subparagraph will be limited to the following circumstances: (1) an
Event of Default has occurred and is continuing at the time of such engagement, tests or
inspections; (2) NAI has not exercised the Purchase Option and BNPPLC has retained the consultant to establish the condition of the Property prior to any
conveyance thereof pursuant to the Purchase Agreement or to the expiration of this Lease;

Amended and Restated Lease Agreement (RTP Data Center) – Page 28

   

 

 (3)
BNPPLC has retained the consultant to satisfy any regulatory requirements applicable to BNPPLC or
its Affiliates; (4) BNPPLC has retained the consultant because it has reason to believe, and does
in good faith believe, that a significant violation of Environmental Laws concerning the Property
has occurred; or (5) BNPPLC has retained the consultant because BNPPLC has been notified of a
possible violation of Environmental Laws concerning the Property by any Governmental Authority
having jurisdiction.

     (D) Communications Regarding Environmental Matters.

     (1) NAI must promptly advise BNPPLC and Participants of (i) any discovery known to NAI
of any event or circumstance which would render any of the representations of NAI herein or
in any of the other Operative Documents concerning environmental matters materially
inaccurate or misleading if made at the time of such discovery and assuming that NAI was
aware of all relevant facts, (ii) any Remedial Work (or change in Remedial Work) required or
undertaken by NAI or its Affiliates in response to any (A) discovery of any Hazardous
Substances on, under or about the Property other than Permitted Hazardous Substances or (B)
any claim for damages resulting from Hazardous Substance Activities, (iii) any discovery
known to NAI of any occurrence or condition on any real property adjoining or in the
vicinity of the Property which would or could reasonably be expected to cause the Property
or any part thereof to be subject to any ownership, occupancy, transferability or use
restrictions under Environmental Laws, or (iv) any investigation or inquiry known to NAI of
any failure or alleged failure by NAI to comply with Environmental Laws affecting the
Property by any Governmental Authority responsible for enforcing Environmental Laws. In
such event, NAI will deliver to BNPPLC within thirty days after BNPPLC’s request, a
preliminary written environmental plan setting forth a general description of the action
that NAI proposes to take with respect thereto, if any, to bring the Property into
compliance with Environmental Laws or to correct any breach by NAI of this Paragraph 8,
including any proposed Remedial Work, the estimated cost and time of completion, the name of
the contractor and a copy of the construction contract, if any, and such additional data,
instruments, documents, agreements or other materials or information as BNPPLC may
reasonably request.

     (2) NAI will provide BNPPLC and Participants with copies of all material written
communications with Governmental Authorities relating to the matters listed in the preceding
clause (1). NAI will also provide BNPPLC and Participants with copies of any correspondence
from third Persons which threaten litigation over any significant failure or alleged
significant failure of NAI to maintain or operate the Property in accordance with
Environmental Laws.

     (3) Prior to NAI’s submission of a communication to any regulatory agency or third
party which causes, or potentially could cause (whether by implementation of or

Amended and Restated Lease Agreement (RTP Data Center) – Page 29

   

 

response to said communication), a material change in the scope, duration, or nature of any Remedial
Work, NAI must, to the extent practicable, deliver to BNPPLC and Participants a draft of the
proposed submission (together with the proposed date of submission), and in good faith
assess and consider any comments of BNPPLC regarding the same. Promptly after BNPPLC’s
request, NAI will meet with BNPPLC to discuss the submission, will provide any additional
information reasonably requested by BNPPLC and will provide a written explanation to BNPPLC
addressing the issues raised by comments (if any) of BNPPLC regarding the submission.

9 Insurance Required and Condemnation.

     (A) Liability Insurance. Throughout the Term NAI must maintain commercial general
liability insurance against claims for bodily and personal injury, death and property damage
occurring in or upon or resulting from any occurrence in or upon the Property under one or more
insurance policies that satisfy the Minimum Insurance Requirements. NAI must deliver and maintain
with BNPPLC for each liability insurance policy required by this Lease written confirmation of the
policy and the scope of the coverage provided thereby issued by the applicable insurer or its
authorized agent, which confirmation must also satisfy the Minimum Insurance Requirements.

     (B) Property Insurance.

     (1) Throughout the Term NAI must keep all Improvements (including all alterations,
additions and changes made to the Improvements) insured against fire and other casualty
under one or more property insurance policies that satisfy the Minimum Insurance
Requirements. NAI must deliver and maintain with BNPPLC for each property insurance policy
required by this Lease written confirmation of the policy and the scope of the coverage
provided thereby issued by the applicable insurer or its authorized agent, which
confirmation must also satisfy the Minimum Insurance Requirements.

     (2) If any of the Property is destroyed or damaged by fire, explosion,
windstorm, hail or by any other casualty against which insurance is required hereunder, (a)
BNPPLC may, but will not be obligated to, make proof of loss if not made promptly by NAI
after notice from BNPPLC, (b) each insurance company concerned is hereby authorized and
directed to make payment for such loss directly to BNPPLC (or, if so instructed by BNPPLC,
to NAI) for application as required by Paragraph 10, and (c) BNPPLC will be entitled, in its
own name or in the name of NAI or in the name of both, to settle, adjust or compromise any
and all claims for loss, damage or destruction under any policy or policies of insurance;
except that, if any such claim is for less than
$1,000,000, if no 97-10/Meltdown Event has occurred and if no Event of Default has
occurred and is continuing, NAI alone will have the right to settle, adjust or compromise

Amended and Restated Lease Agreement (RTP Data Center) – Page 30

   

 

the claim as NAI deems appropriate; and, except that, during the Term, so long as no Event
of Default has occurred and is continuing, BNPPLC must provide NAI with at least forty-five
days notice of BNPPLC’s intention to settle any such claim before settling it unless NAI has
already approved of the settlement by BNPPLC.

     (3) BNPPLC will not in any event or circumstances be liable or responsible for failure
to collect, or to exercise diligence in the collection of, any insurance proceeds.

     (4) If any casualty results in damage to or loss or destruction of the Property, NAI
must give prompt notice thereof to BNPPLC and Paragraph 10 will apply.

     (C) Failure to Obtain Insurance. If NAI fails to obtain any insurance or to provide
confirmation of any such insurance as required by this Lease, BNPPLC will be entitled (but not
required) to obtain the insurance that NAI has failed to obtain or for which NAI has not provided
the required confirmation and, without limiting BNPPLC’s other remedies under the circumstances,
BNPPLC may require NAI to reimburse BNPPLC for the cost of such insurance and to pay interest
thereon computed at the Default Rate from the date such cost was paid by BNPPLC until the date of
reimbursement by NAI.

     (D) Condemnation. Immediately upon obtaining knowledge of the institution of any
proceedings for the condemnation of the Property or any portion thereof, or any other similar
governmental or quasi-governmental proceedings arising out of injury or damage to the Property or
any portion thereof, each party will promptly notify the other (provided, however, BNPPLC will have
no liability for its failure to provide such notice) of the pendency of such proceedings. (As used
herein, “condemnation of the Property” or words of like effect will include any indirect
condemnation by means of a taking of the Land or the Existing Appurtenant Easements or any part
thereof.) NAI must, at its expense, diligently prosecute any such proceedings and must consult
with BNPPLC, its attorneys and experts and cooperate with them as reasonably requested in the
carrying on or defense of any such proceedings. BNPPLC is hereby authorized, in its own name or in
the name of NAI or in the name of both, at any time after a 97-10/Meltdown Event or when an Event
of Default has occurred and is continuing, but not otherwise without NAI’s prior consent, to
execute and deliver valid acquittances for, and to appeal from, any such judgment, decree or award
concerning condemnation of any of the Property. BNPPLC will not in any event or circumstances be
liable or responsible for failure to collect, or to exercise diligence in the collection of, any
such proceeds, judgments, decrees or awards.

     Notwithstanding the foregoing provisions of this subparagraph, if condemnation proceeds
totaling not more than $1,000,000 are to be recovered as a result of a taking of less than all or
substantially all of the Property, NAI may directly receive and hold such proceeds during the
Term, so long as no Event of Default has occurred and is continuing and NAI applies such
proceeds as required herein.

Amended and Restated Lease Agreement (RTP Data Center) – Page 31

   

 

     (E) Waiver of Subrogation. NAI, for itself and for any Person claiming through
it (including any insurance company claiming by way of subrogation), waives any and every claim
which arises or may arise in its favor against BNPPLC or any other Interested Party to recover
Losses for which NAI is compensated by insurance or would be compensated by the insurance
contemplated in this Lease, but for any deductible or self-insured retention maintained under such
insurance or but for a failure of NAI to maintain the insurance as required by this Lease. NAI
agrees to have such insurance policies properly endorsed so as to make them valid notwithstanding
this waiver, if such endorsement is required to prevent a loss of insurance.

10 Application of Insurance and Condemnation Proceeds.

     (A) Collection and Application of Insurance and Condemnation Proceeds Generally. This
Paragraph 10 will govern the application of proceeds received by BNPPLC or NAI during the Term from
any third party (1) under any property insurance policy as a result of damage to the Property
(including proceeds payable under any insurance policy covering the Property which is maintained by
NAI), (2) as compensation for any restriction placed upon the use or development of the Property or
for the condemnation of the Property or any portion thereof, or (3) because of any judgment, decree
or award for injury or damage to the Property (e.g.,damage resulting from a third party’s release
of Hazardous Materials onto the Property); excluding, however, any funds paid to BNPPLC by BNPPLC’s
Parent, by an Affiliate of BNPPLC or by any Participant that is made to compensate BNPPLC for any
Losses BNPPLC may suffer or incur in connection with this Lease or the Property. Except as
provided in subparagraph 10(D), NAI must promptly pay over to BNPPLC any insurance, condemnation or
other proceeds covered by this Paragraph 10 which NAI may receive from any insurer, condemning
authority or other third party. All proceeds covered by this Paragraph 10, including those received
by BNPPLC from NAI or third parties, will be applied as follows:

     (1) First, proceeds covered by this Paragraph 10 will be used to reimburse BNPPLC for
any reasonable costs and expenses, including Attorneys’ Fees, that BNPPLC incurred to
collect the proceeds.

     (2) Second, the proceeds remaining after such reimbursement to BNPPLC (hereinafter, the
“Remaining Proceeds”) will be applied, as hereinafter more particularly provided, either as
a Qualified Prepayment or to reimburse NAI or BNPPLC for the actual out-of-pocket costs of
repairing or restoring the Property. Until, however, any Remaining Proceeds received by
BNPPLC are applied by BNPPLC as a Qualified Prepayment or applied by BNPPLC to reimburse
costs of repairs to or restoration of the Property pursuant to this Paragraph 10, BNPPLC
will hold and maintain such Remaining Proceeds as Escrowed Proceeds in an interest bearing
account, and all interest earned on
such account will be added to and made a part of such Escrowed Proceeds.

Amended and Restated Lease Agreement (RTP Data Center) – Page 32

   

 

     (B) Advances of Escrowed Proceeds to NAI. Except as otherwise provided below in
this Paragraph 10, BNPPLC will advance all Remaining Proceeds held by it as Escrowed Proceeds to
reimburse NAI for the actual out-of-pocket cost to NAI of repairing or restoring the Property in
accordance with the requirements of this Lease and the other Operative Documents as the applicable
repair or restoration, progresses and upon compliance by NAI with such terms, conditions and
requirements as may be reasonably imposed by BNPPLC to assure the completion of such repair or
restoration with available funds. So long as any Lease Balance remains outstanding, however, BNPPLC
will not be required to pay Escrowed Proceeds to NAI in excess of the actual out-of-pocket cost to
NAI of the applicable repair or restoration, as evidenced by invoices or other documentation
reasonably satisfactory to BNPPLC, it being understood that BNPPLC may retain and, after NAI has
completed the applicable repair or restoration and been reimbursed for the out-of-pocket cost
thereof, apply any such excess (or so much thereof as is needed to reduce the Lease Balance to
zero) as a Qualified Prepayment.

     (C) Application of Escrowed Proceeds as a Qualified Prepayment. During the Term, so
long as no Event of Default has occurred and is continuing, BNPPLC will apply any Remaining
Proceeds paid to it (or other amounts available for application as a Qualified Prepayment) as a
Qualified Prepayment on any date that BNPPLC is directed to do so by a notice from NAI; however, if
such a notice from NAI specifies an effective date for a Qualified Prepayment that is less than
five Business Days after BNPPLC’s actual receipt of the notice, BNPPLC may postpone the date of the
Qualified Prepayment to any date not later than five Business Days after BNPPLC’s receipt of the
notice. In any event, BNPPLC may deduct Breakage Costs or any Fixed Rate Settlement Amount
incurred in connection with any Qualified Prepayment from the Remaining Proceeds or other amounts
available for application as the Qualified Prepayment, and NAI must reimburse BNPPLC upon request
for any such Breakage Costs or Fixed Rate Settlement Amount that BNPPLC incurs but does not deduct.

     (D) Right of NAI to Receive and Apply Remaining Proceeds Below a Certain Level. If,
after the Completion Date, any condemnation of any portion of the Property or any casualty
resulting in the diminution, destruction, demolition or damage to any portion of the Property will
(in the good faith judgment of BNPPLC) reduce the then current “AS IS” market value by less than
$1,000,000 and (in the good faith estimation of BNPPLC) be unlikely to result in Remaining Proceeds
of more than $1,000,000, and if no 97-10/Meltdown Event has occurred and no Event of Default has
occurred and is continuing, then BNPPLC will, upon NAI’s request, instruct the condemning authority
or insurer, as applicable, to pay the Remaining Proceeds resulting therefrom directly to NAI. NAI
must apply any such Remaining Proceeds to the repair or restoration of the Property to a safe and
secure condition and to a value of no less than the value before taking or casualty.

     (E) Special Provisions Applicable After a 97-10/Meltdown Event or an Event of Default.
Notwithstanding the foregoing, after any 97-10/Meltdown Event, and when any Event of

Amended and Restated Lease Agreement (RTP Data Center) – Page 33

   

 

Default has
occurred and is continuing, BNPPLC will be entitled to receive and collect all insurance,
condemnation or other proceeds governed by this Paragraph 10 and to apply all Remaining Proceeds,
when and to the extent deemed appropriate by BNPPLC in its sole discretion, either (A) to the
reimbursement of NAI or BNPPLC for the out-of-pocket cost of repairing or restoring the Property,
or (B) as Qualified Prepayments. Further, when any Event of Default has occurred and is
continuing, if the Remaining Proceeds paid to BNPPLC with respect to any damage or destruction of
the Property are reduced by reason of any insurance deductible or self-insured retention, NAI must
pay to BNPPLC upon demand an additional amount equal to the full amount of such deductible or self
insured retention, whereupon the additional amount paid will be added to the Remaining Proceeds and
applied as such by BNPPLC in accordance with the provisions of this Lease.

     (F) NAI’s Obligation to Restore. Regardless of the adequacy of any Remaining Proceeds
available to NAI hereunder, if on or after the Completion Date, the Property is damaged by fire or
other casualty or less than all or substantially all of the Property is taken by condemnation, NAI
must either (1) promptly restore or improve the Property or the remainder thereof to a value no
less than the Lease Balance and to a reasonably safe and sightly condition, or (2) promptly restore
the Property or remainder thereof to a reasonably safe and sightly condition and pay to BNPPLC for
application as a Qualified Prepayment the amount (if any), as determined by BNPPLC, needed to
reduce the Lease Balance to no more than the then current “AS IS” market value of the Property or
remainder thereof.

     (G) Takings of All or Substantially All of the Property on or after the Completion
Date. In the event of any taking of all or substantially all of the Property on or after the
Completion Date, BNPPLC will be entitled to apply all Remaining Proceeds (or so much thereof as is
required to reduce the Lease Balance to zero) as a Qualified Prepayment. Any taking of so much of
the Property as, in BNPPLC’s good faith judgment, makes it impracticable to restore or improve the
remainder thereof as required by part (1) of the preceding subparagraph will be considered a taking
of substantially all the Property for purposes of this Paragraph 10.

     (H) If Remaining Proceeds Exceed the Lease Balance. Notwithstanding the various
provisions of this Paragraph 10 authorizing BNPPLC to apply Remaining Proceeds received by it
during the Term as a Qualified Prepayment, in the event any such Remaining Proceeds exceed the sum
of (i) all payments thereof made to NAI to reimburse it for the costs of repairs and restoration to
the Property, (ii) any application thereof to cover costs incurred by BNPPLC for the repair or
restoration the Property and (iii) the Lease Balance, such excess will not be applied as a
Qualified Prepayment, but rather will constitute Escrowed Proceeds which must, if NAI exercises
the Purchase Option pursuant to the Purchase Agreement, be delivered to the purchaser of the
Property (be it NAI or an Applicable Purchaser) as provided therein.

Amended and Restated Lease Agreement (RTP Data Center) – Page 34

   

 

11 Additional Representations, Warranties and Covenants of NAI Concerning the
Property. NAI represents, warrants and covenants as follows:

     (A) Operation and Maintenance. NAI must operate and maintain the Property in a good
and workmanlike manner and in compliance with Applicable Laws in all material respects and pay or
cause to be paid all fees or charges of any kind due in connection therewith. (If NAI does not
promptly correct any failure of the Property to comply with Applicable Laws that is the subject of
a written complaint or demand for corrective action given by any Governmental Authority to NAI, or
to BNPPLC and forwarded by it to NAI, then for purposes of the preceding sentence, NAI will be
considered not to have maintained the Property “in compliance with all Applicable Laws in all
material respects” whether or not the noncompliance would be material in the absence of the
complaint or demand.) NAI will not use or occupy, or allow the use or occupancy of, the Property
in any manner which violates any Applicable Laws or which constitutes a public or private nuisance
or which makes void, voidable or cancelable any insurance then in force with respect to the
Property. To the extent that any of the following would, individually or in the aggregate,
materially and adversely affect the value of the Property or the use of the Property for purposes
permitted by this Lease, NAI will not, without BNPPLC’s prior consent: (i) initiate or permit any
zoning reclassification of the Property; (ii) seek any variance under existing zoning ordinances
applicable to the Property; (iii) use or permit the use of the Property in a manner that would
result in such use becoming a nonconforming use under applicable zoning ordinances or similar laws,
rules or regulations; (iv) execute or file any subdivision plat affecting the Property; or (v)
consent to the annexation of the Property to any municipality. NAI will not cause or permit any
drilling or exploration for, or extraction, removal or production of, minerals from the surface or
subsurface of the Property, and NAI will not do anything that could reasonably be expected to
significantly reduce the market value of the Property. If NAI receives a notice or claim from any
Governmental Authority that the Property is not in compliance with any Applicable Law, or that any
action may be taken against BNPPLC because the Property does not comply with any Applicable Law,
NAI must promptly furnish a copy of such notice or claim to BNPPLC.

     Notwithstanding the foregoing, NAI may in good faith, by appropriate proceedings,
contest the validity and applicability of any Applicable Law with respect to the Property, and
pending such contest NAI will not be deemed in default hereunder because of the violation of such
Applicable Law, if NAI diligently prosecutes such contest to completion in a manner reasonably
satisfactory to BNPPLC, and if NAI promptly causes the Property to comply with any such Applicable
Law upon a final determination by a court of competent jurisdiction that the same is valid and
applicable to the Property; provided, however, in any event such contest must be concluded and the
violation of such Applicable Law must be corrected by NAI and any claims asserted against BNPPLC or
the Property because of such violation must be paid by NAI, all prior to the earliest of (i) the
date that any criminal prosecution is instituted or overtly threatened
against BNPPLC or any of its directors, officers or employees because of such violation, (ii)
the

Amended and Restated Lease Agreement (RTP Data Center) – Page 35

   

 

date that any action is taken or overtly threatened by any Governmental Authority against
BNPPLC or any property owned by BNPPLC (including the Property) because of such violation, or (iii)
a Designated Sale Date upon which, for any reason, NAI or an Affiliate of NAI or any Applicable
Purchaser does not purchase BNPPLC’s interest in the Property pursuant to the Purchase Agreement
for a price to BNPPLC (when taken together with any Supplemental Payment paid by NAI pursuant to
the Purchase Agreement, in the case of a purchase by an Applicable Purchaser) equal to the Break
Even Price.

     (B) Debts for Construction, Maintenance, Operation or Development. NAI must cause all
debts and liabilities incurred in the construction, maintenance, operation or development of the
Property, including invoices for labor, material and equipment and all debts and charges for
utilities servicing the Property, to be promptly paid.

     Notwithstanding the foregoing, NAI may in good faith, by appropriate proceedings, contest the
validity, applicability or amount of any asserted statutory liens in the nature of contractors’,
mechanics’ or materialmens’ liens, and pending such contest NAI will not be deemed in default under
this subparagraph because of the contested lien if (1) within thirty days after being asked to do
so by BNPPLC, NAI bonds over to BNPPLC’s reasonable satisfaction all such contested liens against
the Property alleged to secure an amount in excess of $1,000,000 (individually or in the
aggregate), (2) NAI diligently prosecutes such contest to completion in a manner reasonably
satisfactory to BNPPLC, and (3) NAI promptly causes to be paid any amount adjudged by a court of
competent jurisdiction to be due, with all costs and interest thereon, promptly after such judgment
becomes final; provided, however, that in any event each such contest must be concluded and the
lien, interest and costs must be paid by NAI prior to the earliest of (i) the date that any
criminal prosecution is instituted or overtly threatened against BNPPLC or its directors, officers
or employees because of the nonpayment thereof, (ii) the date that any writ or order is issued
under which the Property or any other property in which BNPPLC has an interest may be seized or
sold or any other action is taken or overtly threatened against BNPPLC or any property in which
BNPPLC has an interest because of the nonpayment thereof, or (iii) a Designated Sale Date upon
which, for any reason, NAI or an Affiliate of NAI or any Applicable Purchaser does not purchase
BNPPLC’s interest in the Property pursuant to the Purchase Agreement for a price to BNPPLC (when
taken together with any Supplemental Payment paid by NAI pursuant to the Purchase Agreement, in the
case of a purchase by an Applicable Purchaser) equal to the Break Even Price.

     (C) Repair, Maintenance, Alterations and Additions. NAI must keep the Property
in good order, operating condition and appearance and must cause all necessary repairs, renewals
and replacements to be promptly made. NAI will not allow any of the Property to be materially
misused, abused or wasted, and NAI will promptly replace any worn-out fixtures and Tangible
Personal Property with fixtures and personal property comparable to the replaced items when
new. NAI will not, without the prior consent of BNPPLC, (i) remove from the Property any

Amended and Restated Lease Agreement (RTP Data Center) – Page 36

   

 

fixture or Personal Property having significant value except such as are replaced by NAI by
fixtures or Personal Property of equal suitability and value, free and clear of any lien or
security interest (and for purposes of this clause “significant value” will mean any fixture or
Personal Property that has a value of more than $100,000 or that, when considered together with all
other fixtures and Personal Property removed and not replaced by NAI by items of equal suitability
and value, has an aggregate value of $500,000 or more) or (ii) make material new Improvements or
alter Improvements in any material respect following completion of the Work contemplated in the
Construction Agreement.

     However, during the Term, so long as no Event of Default has occurred and is continuing,
BNPPLC will not unreasonably withhold a consent requested by NAI pursuant to the preceding sentence
for the construction or alteration of Improvements. NAI acknowledges, however, that BNPPLC’s
refusal or failure to give such consent will be deemed reasonable if BNPPLC believes in good faith
that the construction or alteration for which NAI is requesting consent could have a material
adverse impact upon the value of the Property (taken as whole), or if NAI has not provided BNPPLC
with adequate information to allow BNPPLC to properly evaluate such impact on value.

     Without limiting the foregoing, NAI must notify BNPPLC before making any significant
alterations to the Improvements during the Term, regardless of the impact on the value of the
Property expected to result from such alterations.

     (D) Permitted Encumbrances. NAI must comply with and will cause to be performed all of
the covenants, agreements and obligations imposed upon the owner of any interest in the Property by
the Permitted Encumbrances. Without limiting the foregoing, NAI must cause all amounts to be paid
when due, the payment of which is secured by any Lien against the Property created by the Permitted
Encumbrances. Without the prior consent of BNPPLC, NAI will not create any new Permitted
Encumbrance or enter into, initiate, approve or consent to any modification of any Permitted
Encumbrance that would create or expand or purport to create or expand obligations or restrictions
which would encumber BNPPLC’s interest in the Property or be binding upon BNPPLC itself. (Whether
BNPPLC must give any such consent requested by NAI during the Term of this Lease will be governed
by subparagraph 4(C) of the Closing Certificate.)

     (E) Books and Records Concerning the Property. NAI must keep books and records
that are accurate and complete in all material respects for the Property and, subject to Paragraph
22, must permit all such books and records (including all contracts, statements, invoices, bills
and claims for labor, materials and services supplied for the construction and operation of any
Improvements) to be inspected and copied by BNPPLC during normal business hours. (BNPPLC will not
over the objection of NAI inspect or copy such materials more than once in
any twelve month period unless BNPPLC believes in good faith that more frequent

Amended and Restated Lease Agreement (RTP Data Center) – Page 37

   

 

inspection and
copying is required to determine whether a Default or an Event of Default has occurred and is
continuing or to assess the effect thereof or to properly exercise remedies with respect thereto.)
This subparagraph will not be construed as requiring NAI to regularly maintain separate books and
records relating exclusively to the Property, but NAI will as reasonably requested from time to
time by BNPPLC construct or abstract from its regularly maintained books and records information
required by this subparagraph relating to the Property.

12 Assignment and Subletting by NAI.

     (A) BNPPLC’s Consent Required. Without the prior consent of BNPPLC, NAI will not
assign, transfer, mortgage, pledge or hypothecate this Lease or any interest of NAI hereunder and
will not sublet all or any part of the Property, by operation of law or otherwise, except as
follows:

     (1) During the Term, so long as no Event of Default has occurred and is continuing, NAI
may sublet (a) to Affiliates of NAI, or (b) no more than thirty-three percent (33%)
(computed on the basis of square footage) of the useable space in then existing and
completed building Improvements to Persons who are not NAI’s Affiliates, subject to the
conditions that (i) any such sublease by NAI must be made expressly subject and subordinate
to the terms hereof, (ii) the sublease must have a term equal to or less than the remainder
of the then effective Term of this Lease, and (iii) the use permitted by the sublease must
be expressly limited to uses consistent with subparagraph 2(A) or other uses approved in
advance by BNPPLC as uses that will not present any extraordinary risk of uninsured
environmental or other liability.

     (2) During the Term, so long as no Event of Default has occurred and is continuing, NAI
may assign all of its rights under this Lease and the other Operative Documents to an
Affiliate of NAI, subject to the conditions that (a) the assignment must be in writing and
must unconditionally provide that the Affiliate assumes all of NAI’s obligations hereunder
and thereunder, and (b) NAI must execute an unconditional guaranty of the obligations
assumed by the Affiliate in form satisfactory to BNPPLC, confirming (x) that notwithstanding
the assignment NAI will remain primarily liable for all of the obligations undertaken by NAI
under the Operative Documents, (y) that such guaranty is a guaranty of payment and
performance and not merely of collection, and (z) that NAI waives to the extent permitted by
Applicable Law all defenses otherwise available to guarantors or sureties.

     (B) Standard for BNPPLC’s Consent to Assignments and Certain Other Matters.
Consents and approvals of BNPPLC which are required by this Paragraph 12 will not be unreasonably
withheld, but NAI acknowledges that BNPPLC’s withholding of such consent or
approval will be reasonable if BNPPLC determines in good faith that (1) giving the approval may

Amended and Restated Lease Agreement (RTP Data Center) – Page 38

   

 

increase BNPPLC’s risk of liability for any existing or future environmental problem, (2)
giving the approval is likely to substantially increase BNPPLC’s administrative burden of complying
with or monitoring NAI’s compliance with the requirements of this Lease, or (3) any transaction for
which NAI has requested the consent or approval would negate NAI’s representations in the Operative
Documents regarding ERISA or cause any of the Operative Documents (or any exercise of BNPPLC’s
rights thereunder) to constitute a violation of any provision of ERISA. Further, NAI acknowledges
that BNPPLC may reasonably require, as a condition to giving its consent to any assignment by NAI,
that NAI execute an unconditional guaranty providing that NAI will remain primarily liable for all
of the tenant’s obligations hereunder and under other Operative Documents. Any such guaranty must
be a guaranty of payment and not merely of collection, must provide that NAI waives to the extent
permitted by Applicable Law all defenses otherwise available to guarantors or sureties, and must
otherwise be in a form satisfactory to BNPPLC.

     (C) Consent Not a Waiver. No consent by BNPPLC to a sale, assignment, transfer,
mortgage, pledge or hypothecation of this Lease or NAI’s interest hereunder, and no assignment or
subletting of the Property or any part thereof in accordance with this Lease or otherwise with
BNPPLC’s consent, will release NAI from liability hereunder; and any such consent will apply only
to the specific transaction thereby authorized and will not relieve NAI from any requirement of
obtaining the prior consent of BNPPLC to any further sale, assignment, transfer, mortgage, pledge
or hypothecation of this Lease or any interest of NAI hereunder.

13 Assignment by BNPPLC.

     (A) Restrictions on Transfers. Except by a Permitted Transfer, BNPPLC will not
assign, transfer, mortgage, pledge, encumber or hypothecate this Lease or the other Operative
Documents or any interest of BNPPLC in and to the Property during the Term without the prior
consent of NAI, which consent NAI may withhold in its sole discretion. Further, notwithstanding
anything to the contrary herein contained, if withholding taxes are imposed on the Rents payable to
BNPPLC hereunder because of BNPPLC’s assignment of this Lease to any citizen of, or any corporation
or other entity formed under the laws of, a country other than the United States, NAI will not be
required to compensate BNPPLC or any such assignee for the withholding tax.

     (B) Effect of Permitted Transfer or other Assignment by BNPPLC. If by a
Permitted Transfer BNPPLC sells or otherwise transfers the Property and assigns to the transferee
all of BNPPLC’s rights under this Lease and under the other Operative Documents, and if the
transferee expressly assumes all of BNPPLC’s obligations under this Lease and under the other
Operative Documents, then BNPPLC will thereby be released from any obligations arising after such
assumption under this Lease or under the other Operative Documents (other than any
liability for a breach of any continuing obligation to provide Construction Advances under the

Amended and Restated Lease Agreement (RTP Data Center) – Page 39

   

 

Construction Agreement), and NAI must look solely to each successor in interest of BNPPLC for
performance of such obligations.

14 BNPPLC’s Right to Enter and to Perform for NAI .

     (A) Right to Enter. BNPPLC and BNPPLC’s representatives may, subject to subparagraph
14(C), enter the Property for the purpose of making inspections or performing any work BNPPLC is
authorized to undertake by the next subparagraph or for the purpose of confirming whether NAI has
complied with the requirements of this Lease or the other Operative Documents. During the Term, so
long as no Event of Default has occurred and is continuing and no apparent emergency exists which
would justify immediate entry, BNPPLC will give NAI at least two Business Days notice before making
any such entry over the objection of NAI and will limit any such entry to normal business hours.

     (B) Performance for NAI. If NAI fails to perform any act or to take any action
required of it by this Lease or the Closing Certificate, or to pay any money which NAI is required
by this Lease or the Closing Certificate to pay, and if such failure or action constitutes an Event
of Default or renders BNPPLC or any director, officer, employee or Affiliate of BNPPLC at risk of
criminal prosecution or renders BNPPLC’s interest in the Property or any part thereof at risk of
forfeiture by forced sale or otherwise, then in addition to any other remedies specified herein or
otherwise available, BNPPLC may, perform or cause to be performed such act or take such action or
pay such money. Any expenses so incurred by BNPPLC, and any money so paid by BNPPLC, will be a
demand obligation owing by NAI to BNPPLC. Further, upon making such payment, BNPPLC will be
subrogated to all of the rights of the person, corporation or body politic receiving such payment.
But nothing herein will imply any duty upon the part of BNPPLC to do any work which under any
provision of this Lease NAI may be required to perform, and the performance thereof by BNPPLC will
not constitute a waiver of NAI’s default. BNPPLC may during the progress of any such work by BNPPLC
keep and store upon the Property all necessary materials, tools, and equipment. BNPPLC will not in
any event be liable for inconvenience, annoyance, disturbance, loss of business, or other damage to
NAI or the subtenants or invitees of NAI by reason of the performance of any such work, or on
account of bringing materials, supplies and equipment into or through the Property during the
course of such work, and the obligations of NAI under this Lease will not thereby be excused in any
manner.

     (C) Building Security. So long as NAI remains in possession of the Property, BNPPLC
or BNPPLC’s representative will, before making any inspection or performing any work on the
Property authorized by this Lease, do the following

     (1) BNPPLC will give NAI at least 24 hours notice, unless BNPPLC believes in
good faith that an emergency may exist or a Default has occurred and is continuing,
because of which significant damage to the Property or other significant Losses may be

Amended and Restated Lease Agreement (RTP Data Center) – Page 40

   

 

sustained if BNPPLC delays entry to the Property; and

     (2) if then requested to do so by NAI in order to maintain NAI’s security, BNPPLC or
its representative will: (i) sign in at NAI’s security or information desk if NAI has such a
desk on the premises, (ii) wear a visitor’s badge or other reasonable identification, (iii)
permit an employee of NAI to observe such inspection or work, and (iv) comply with other
similar reasonable nondiscriminatory security requirements of NAI that do not, individually
or in the aggregate, significantly interfere with inspections or work of BNPPLC authorized
by this Lease.

15 Remedies.

     (A) Traditional Lease Remedies. At any time after an Event of Default and after BNPPLC
has given any notice required by subparagraph 15(C), BNPPLC will be entitled at BNPPLC’s option
(and without limiting BNPPLC in the exercise of any other right or remedy BNPPLC may have, and
without any further demand or notice except as expressly described in this subparagraph 15(A)), to
exercise any one or more of the following remedies:

     (1) By notice to NAI, BNPPLC may terminate NAI’s right to possession of the Property.
However, only a notice clearly and unequivocally confirming that BNPPLC has elected to
terminate NAI’s right of possession will be effective for purposes of this provision.

     (2) Upon termination of NAI’s right to possession as provided in the immediately
preceding subsection (1) and without further demand or notice, BNPPLC may re-enter the
Property in any manner not prohibited by Applicable Laws and take possession of all
improvements, additions, alterations, equipment and fixtures thereon and remove any persons
in possession thereof. Any personal property on the Land may be removed and stored in a
warehouse or elsewhere, and in such event the cost of any such removal and storage will be
at the expense and risk of and for the account of NAI.

     (3) Upon termination of NAI’s right to possession as provided in the immediately
preceding subsection (1), this Lease will terminate and BNPPLC may recover from NAI damages
which include the following:

     (a) the worth at the time of award of the unpaid Rent which had been earned at
the time of termination;

     (b) costs and expenses actually incurred by BNPPLC to repair damage to the
Property that NAI was obligated to (but failed to) repair prior to the
termination;

Amended and Restated Lease Agreement (RTP Data Center) – Page 41

   

 

     (c) the sum of the following (“Lease Termination Damages”):

     1) the worth at the time of award of the amount by which the unpaid
Rent which would have been earned after termination until the time of award
exceeds the amount of such rental loss that NAI proves could have been
reasonably avoided;

     2) the worth at the time of award of the amount by which the unpaid
Rent for the balance of the scheduled Term after the time of award exceeds
the amount of such rental loss that NAI proves could be reasonably avoided;

     3) any other amount necessary to compensate BNPPLC for all the
detriment proximately caused by NAI’s failure to perform NAI’s obligations
under this Lease or which in the ordinary course of things would be likely
to result therefrom, including the costs and expenses of preparing and
altering the Property for reletting and all other costs and expenses of
reletting (including Attorneys’ Fees, advertising costs and brokers’
commissions), and

     (d) such other amounts in addition to or in lieu of the foregoing as may be
permitted from time to time by applicable North Carolina law.

The “worth at the time of award” of the amounts referred to in subparagraph 15(A)(3)(a) and
subparagraph 15(A)(3)(c)1) will be computed by allowing interest at the Default Rate. The
“worth at the time of award” of the amount referred to in subparagraph 15(A)(3)(c)2) will be
computed by discounting such amount at the discount rate of the Federal Reserve Bank of San
Francisco at the time of award plus one percent (1%).

Notwithstanding the foregoing, the total Lease Termination Damages which BNPPLC may recover
from NAI will be limited in amount to the extent required, if any, to prevent the sum of
recoverable Lease Termination Damages, plus any Supplemental Payment that BNPPLC has
received or remains entitled to recover pursuant to the Purchase Agreement, from being more
than the Maximum Remarketing Obligation; provided, however, if a Supplemental Payment is
owed to BNPPLC according to the Purchase Agreement, but NAI fails to pay it, this limitation
upon BNPPLC’s right to recover Lease Termination Damages will be of no effect. For
purposes of this provision, “Maximum Remarketing Obligation” is intended to have the meaning
assigned to it in the Purchase Agreement and is intended to be computed as of the date any
award of Lease Termination Damages to
BNPPLC as if such date was the Designated Sale Date.

Amended and Restated Lease Agreement (RTP Data Center) – Page 42

   

 

     (4) Even after a breach of this Lease or abandonment of the Property by NAI, BNPPLC
may continue this Lease in force and recover Rent as it becomes due. Accordingly, despite
any breach or abandonment by NAI, this Lease will continue in effect for so long as BNPPLC
does not terminate NAI’s right to possession, and BNPPLC may enforce all of BNPPLC’s rights
and remedies under this Lease, including the right to recover the Rent as it becomes due
under this Lease. NAI’s right to possession will not be deemed to have been terminated by
BNPPLC except pursuant to subparagraph 15(A)(1) hereof. The following, in and of themselves,
will not constitute a termination of NAI’s right to possession:

     (a) Acts of maintenance or preservation or efforts to relet the Property;

     (b) The appointment of a receiver upon the initiative of BNPPLC to protect
BNPPLC’s interest under this Lease; or

     (c) Reasonable withholding of consent to an assignment or subletting, or
terminating a subletting or assignment by NAI.

     (B) Foreclosure Remedies. At any time when an Event of Default has occurred and is
continuing, BNPPLC may notify NAI of BNPPLC’s intent to pursue remedies described in Exhibit
B, and at any time thereafter, regardless of whether the Event of Default is continuing, if NAI
has not already purchased the Property or caused an Applicable Purchaser to purchase the Property
pursuant to the Purchase Agreement, (i) BNPPLC will have the power and authority, to the extent
provided by law, after proper notice and lapse of such time as may be required by law, to sell or
arrange for a sale to foreclose its lien and security interest granted in Exhibit B, and
(ii) BNPPLC, in lieu of or in addition to exercising any power of sale granted in Exhibit
B, may proceed by a suit or suits in equity or at law, whether for a foreclosure or sale of the
Property, or against NAI for the Lease Balance, or for the specific performance of any covenant or
agreement herein contained or in aid of the execution of any power herein granted, or for the
appointment of a receiver pending any foreclosure or sale of the Property, or for the enforcement
of any other appropriate legal or equitable remedy.

     (C) Notice Required So Long As the Purchase Option Continues Under the Purchase
Agreement. During the Term, so long as NAI remains in possession of the Property and there has
been no termination of the Purchase Option as provided in Paragraph 6(B) of the Purchase
Agreement, BNPPLC’s right to exercise remedies provided in subparagraph 15(A) or to complete any
foreclosure sale as provided in subparagraph 15(B) will be subject to the condition precedent that
BNPPLC has notified NAI, at a time when an Event of Default has occurred and is continuing and no
less than thirty days prior to exercising such remedies or completing such a sale, of BNPPLC’s
intent to do so. The condition precedent is intended to provide NAI with an
opportunity to exercise the Purchase Option before losing possession of the Property because of

Amended and Restated Lease Agreement (RTP Data Center) – Page 43

   

 

the remedies enumerated in subparagraph 15(A) or because of a sale authorized by subparagraph
15(B). The condition precedent is not, however, intended to extend any period for curing an Event
of Default. Accordingly, if an Event of Default has occurred, and regardless of whether any Event
of Default is then continuing, BNPPLC may proceed immediately to exercise remedies provided in
subparagraph 15(A) or complete a sale authorized by subparagraph 15(B) at any time after the
earliest of (i) thirty days after BNPPLC has given such a notice to NAI, (ii) any date upon which
NAI relinquishes possession of the Property, or (iii) any termination of the Purchase Option.

     (D) Enforceability. This Paragraph 15 will be enforceable to the maximum extent not
prohibited by Applicable Laws, and the unenforceability of any provision in this Paragraph will not
render any other provision unenforceable.

     (E) Remedies Cumulative. No right or remedy herein conferred upon or reserved to
BNPPLC is intended to be exclusive of any other right or remedy, and each and every such right and
remedy will be cumulative and in addition to any other right or remedy given to BNPPLC under this
Lease or other Operative Documents or now or hereafter existing in favor of BNPPLC under Applicable
Laws, except as otherwise expressly provided in the last provision of subparagraph 15(A)(3) above.
In addition to other remedies provided in this Lease, BNPPLC will be entitled, to the extent
permitted by Applicable Law or in equity, to injunctive relief in case of the violation, or
attempted or threatened violation, of any of the covenants, agreements, conditions or provisions of
this Lease, or to a decree compelling performance of any of the other covenants, agreements,
conditions or provisions of this Lease to be performed by NAI, or to any other remedy allowed to
BNPPLC at law or in equity. Nothing contained in this Lease will limit or prejudice the right of
BNPPLC to prove for and obtain in proceedings for bankruptcy or insolvency of NAI by reason of the
termination of this Lease, an amount equal to the maximum allowed by any statute or rule of law in
effect at the time when, and governing the proceedings in which, the damages are to be proved,
whether or not the amount be greater, equal to, or less than the amount of the loss or damages
referred to above. Without limiting the generality of the foregoing, nothing contained herein will
modify, limit or impair any of the rights and remedies of BNPPLC under the Purchase Agreement, and
BNPPLC will not be required to give the thirty day notice described in subparagraph 15(C) as a
condition precedent to any acceleration of the Designated Sale Date or to taking any action to
enforce the Purchase Agreement. However, to prevent a double recovery, BNPPLC acknowledges that
BNPPLC’s right to recover Lease Termination Damages may be limited by the last provision of
subparagraph 15(A)(3) above in the event BNPPLC collects or remains entitled to collect a
Supplemental Payment as provided in the Purchase Agreement.

16 Default by BNPPLC. If BNPPLC should default in the performance of any of its
obligations under this Lease, BNPPLC will have the time reasonably required, but in no event
less than thirty days, to cure such default after receipt of notice from NAI specifying such
default

Amended and Restated Lease Agreement (RTP Data Center) – Page 44

   

 

and specifying what action NAI believes is necessary to cure the default.

17 Quiet Enjoyment. Provided NAI pays the Base Rent and all Additional Rent payable
hereunder as and when due and payable and keeps and fulfills all of the terms, covenants,
agreements and conditions to be performed by NAI hereunder, BNPPLC will not during the Term disturb
NAI’s peaceable and quiet enjoyment of the Property; however, such enjoyment will be subject to the
terms and conditions of this Lease, to the Ground Lease, to Permitted Encumbrances and to any other
claims not constituting Liens Removable by BNPPLC. If any Lien Removable by BNPPLC is established
against the Property, BNPPLC will remove the Lien Removable by BNPPLC promptly. Any breach by
BNPPLC of this Paragraph will render BNPPLC liable to NAI for any monetary damages proximately
caused thereby, but as more specifically provided in subparagraph 4(B) above, no such breach will
entitle NAI to terminate this Lease or excuse NAI from its obligation to pay Rent.

18 Surrender Upon Termination. Unless NAI or an Applicable Purchaser is purchasing or has
purchased BNPPLC’s entire interest in the Property pursuant to the terms of the Purchase Agreement,
NAI must, upon the termination of NAI’s right to occupancy, surrender to BNPPLC the Property,
including Improvements constructed by NAI and fixtures and furnishings included in the Property,
free of all Hazardous Substances (including Permitted Hazardous Substances) and tenancies and with
all Improvements in substantially the same condition as of the date the same were initially
completed, excepting only (i) ordinary wear and tear that occurs between the maintenance, repairs
and replacements required by other provisions of this Lease, and (ii) demolition, alterations and
additions which are expressly permitted by the terms of this Lease and which have been completed by
NAI in a good and workmanlike manner in accordance with all Applicable Laws. Any movable furniture
or movable personal property belonging to NAI or any party claiming under NAI, if not removed at
the time of such termination and if BNPPLC so elects, will be deemed abandoned and become the
property of BNPPLC without any payment or offset therefor. If BNPPLC does not so elect, BNPPLC may
remove such property from the Property and store it at NAI’s risk and expense. NAI must bear the
expense of repairing any damage to the Property caused by such removal by BNPPLC or NAI.

19 Holding Over by NAI. Should NAI not purchase BNPPLC’s right, title and interest
in the Property as provided in the Purchase Agreement, but nonetheless continue to hold the
Property after the termination of this Lease without objection by BNPPLC, whether such termination
occurs by lapse of time or otherwise, such holding over will constitute and be construed as a
tenancy from day to day only on and subject to all of the terms, provisions, covenants and
agreements on the part of NAI hereunder; except that the Base Rent required for each day the
holding over continues will be due and payable by NAI to BNPPLC upon demand and will equal the
difference computed by subtracting (a) any interest accruing on such day under the Purchase
Agreement on any past due Supplemental Payment, from (b) an amount equal to (i)
the difference computed by subtracting any Supplemental Payment previously made by NAI to

Amended and Restated Lease Agreement (RTP Data Center) – Page 45

   

 

BNPPLC from the Lease Balance, times (ii) the per annum Default Rate computed as of such day, divided by
(iii) three hundred sixty. No payments of money by NAI to BNPPLC after the termination of this
Lease will reinstate, continue or extend the Term of this Lease and no extension of this Lease
after the termination thereof will be valid unless and until the same is reduced to writing and
signed by both BNPPLC and NAI.

20 Recording Memorandum. Contemporaneously with the execution of this Lease, the parties
will execute and record a memorandum of this Lease for purposes of effecting constructive notice to
all Persons of NAI’s rights hereunder.

21 Independent Obligations Evidenced by Other Operative Documents. NAI acknowledges and
agrees that nothing contained in this Lease will limit, modify or otherwise affect any of NAI’s
obligations under the other Operative Documents, which obligations are intended to be separate,
independent and in addition to, and not in lieu of, the obligations set forth herein. Further, in
the event of any inconsistency between the express terms and provisions of the Purchase Agreement
and the express terms and provisions of this Lease, the express terms and provisions of the
Purchase Agreement will control.

22 Proprietary Information and Confidentiality.

     (A) Proprietary Information. NAI will have no obligation to provide proprietary
information (as defined in the next sentence) to BNPPLC, except and to the extent (1) expressly
required by other terms and conditions of the Operative Documents, or (2) requested by BNPPLC in
connection with any inspection of the Property pursuant to the various provisions hereof and, in
BNPPLC’s reasonably determination, required to allow BNPPLC to accomplish the purposes of such
inspection. (Before NAI delivers any such proprietary information in connection with any inspection
of the Property, NAI may require that BNPPLC confirm and ratify the confidentiality agreements
covering such proprietary information set forth herein.) For purposes of this Lease and the other
Operative Documents, “proprietary information” means NAI’s intellectual property, trade secrets and
other confidential information of value to NAI (including, among other things, information about
NAI’s manufacturing processes, products, marketing and corporate strategies) that (1) is received
by any representative of BNPPLC at the time of any on-site visit to the Property or (2) otherwise
delivered to BNPPLC by or on behalf of NAI and labeled “proprietary” or “confidential” or by some
other similar designation to identify it as information which NAI considers to be proprietary or
confidential.

     (B) Confidentiality. BNPPLC will endeavor in good faith to use reasonable
precautions to keep confidential any proprietary information that BNPPLC may receive from NAI or
otherwise discover with respect to NAI or NAI’s business in connection with the administration of
this Lease or any investigation by BNPPLC hereunder. This provision will not,
however, render BNPPLC liable for any disclosures of proprietary information made by it or its

Amended and Restated Lease Agreement (RTP Data Center) – Page 46

   

 

employees or representatives, unless the disclosure is intentional and made for no reason other
than to damage NAI’s business. Also, this provision will not apply to disclosures: (i) specifically
and previously authorized in writing by NAI; (ii) to any assignee of BNPPLC as to any interest in
the Property so long as such assignee has agreed in writing to use its reasonable efforts to keep
such information confidential in accordance with the terms of this paragraph; (iii) to legal
counsel, accountants, auditors, environmental consultants and other professional advisors to BNPPLC
so long as BNPPLC informs such persons in writing (if practicable) of the confidential nature of
such information and directs them to treat such information confidentially; (iv) to regulatory
officials having jurisdiction over BNPPLC or BNPPLC’s Parent (although the disclosing party will
request confidential treatment of the disclosed information, if practicable); (v) as required by
legal process (although the disclosing party will request confidential treatment of the disclosed
information, if practicable); (vi) of information which has previously become publicly available
through the actions or inactions of a person other than BNPPLC not, to BNPPLC’s knowledge, in
breach of an obligation of confidentiality to NAI; (vii) to any Participant so long as the
Participant is bound by and has not repudiated a confidentiality provision concerning NAI’s
proprietary information set forth in the Participation Agreement; or (vii) that are reasonably
believed by BNPPLC to be necessary or helpful to the determination or enforcement of any
contractual or other rights which BNPPLC has or may have against NAI or its Affiliates or which
BNPPLC has or may have concerning the Property (provided, that BNPPLC must cooperate with NAI as
NAI may reasonably request to mitigate any risk that such disclosures will result in subsequent
disclosures of proprietary information which are not necessary or helpful to any such determination
or enforcement; such cooperation to include, for example, BNPPLC’s agreement not to oppose a motion
by NAI to seal records containing proprietary information in any court proceeding initiated because
of a dispute between the parties over the Property or the Operative Documents).

Further, notwithstanding any other contrary provision contained in this Lease or the other
Operative Documents, BNPPLC and NAI (and each of their respective employees, representatives or
other agents) may disclose, without limitation of any kind, the tax treatment and tax structure of
the transactions contemplated by this Lease and all materials of any kind (including opinions or
other tax analyses) that are provided to such party relating to such tax treatment and tax
structure, other than any information for which non-disclosure is reasonably necessary in order to
comply with applicable securities laws and other than any information the disclosure of which would
waive the attorney-client privilege, the tax advisor privilege under Section 7525 of the Internal
Revenue Code, or similar privileges.

23 Amendment and Restatement of the Prior Lease. This Lease amends, restates and replaces
entirely the Prior Lease. Without limiting the rights and obligations of NAI under this Lease, NAI
acknowledges that any and all rights or interest of NAI in and to the Land or other Property under
the Prior Lease are now made subject to the terms and conditions of this Lease; and all rights and
interests of BNPPLC in and to the Land or other Property under the

Amended and Restated Lease Agreement (RTP Data Center) – Page 47

   

 

Prior Lease are renewed and
extended (rather than terminated) by this Lease.

[The signature pages follow.]

Amended and Restated Lease Agreement (RTP Data Center) – Page 48

   

 

     IN WITNESS WHEREOF, this Amended and Restated Lease Agreement (RTP Data Center) is executed to
be effective as of November 29, 2007.

	 	 	 	 	 
	 	BNP PARIBAS LEASING CORPORATION, a Delaware
corporation

 	 
	 	By:  	/s/ Lloyd G. Cox
 	 
	 	 	Lloyd G. Cox, Managing Director 	 
	 	 	 	 
	 

Amended
and Restated Lease Agreement (RTP Data Center) – Signature Page

   

 

[Continuation of signature pages for Amended and Restated Lease Agreement (RTP Data Center) dated
as of November 29, 2007]

	 	 	 	 	 
	 	NETWORK APPLIANCE, INC., a Delaware corporation

 	 
	 	By:  	/s/ Ingemar Lanevi
 	 
	 	 	Ingemar Lanevi, Vice President and Corporate 	 
	 	 	Treasurer 	 
	 

Amended
and Restated Lease Agreement (RTP Data Center) – Signature Page

   

 

Exhibit A

Legal Description

BEING a portion of Site 12 as shown on the map entitled “Exempt Subdivision Map of Site 12”,
prepared by Barbara H. Mulkey Engineering, Inc., on May 30, 2000 as recorded in the Book of Maps
2000, Page 1300, Wake County, North Carolina Registry, such portion being described as follows:

Unit 4 and the Additional Leased Premises, both as defined below (collectively, the
“Ground Lease Premises”).

As used in this Exhibit:

     (1) “Additional Leased Premises” means the land surrounding and adjacent to
Unit 4, depicted on the site plan attached to and made a part of this Exhibit as the
area shaded in gray, which includes parking lots, driveways and other areas within
the larger area designated as Common Elements in the Condominium Declaration. The
outer boundaries of the Additional Leased Premises are described by metes and bounds
on the last page attached to and made a part of this Exhibit. All land within those
outer boundaries, other than Unit 4, is included in the Additional Leased Premises.

     (2) “Condominium Declaration” means the Declaration of Condominium for NetApp
RTP Phase I Condominium recorded in Book 012647, Page 01310, Wake County, North
Carolina Registry.

     (3) “Condominium Map” means the plat provided to BNP Paribas Leasing
Corporation (“BNPPLC”) by Network Appliance, Inc. (“NAI”) attached to and made a
part of this Exhibit. (The Condominium Map has also been filed in the Book of Maps
CM2007, Page 444A1, Wake County, North Carolina Registry.)

     (4) “Unit 4” means the land designated and described in the Condominium
Declaration as Unit 4 and is shown on the Condominium Map and site plan attached to
and made a part of this Exhibit.

TOGETHER WITH, easements appurtenant to the Amended and Restated Ground Lease Premises as described
in Exhibit A attached to the Ground Lease dated as of November 29, 2007 between BNPPLC, as
lessee, and NAI, as lessor (the “Ground Lease”);

SUBJECT, HOWEVER, to an easement reserved over the Additional Leased Premises (but not any part of
Unit 4) in favor of the Association as described in Exhibit A attached to the Ground
Lease.

   

 

Exhibit A to Amended and Restated Lease Agreement (RTP Data Center) – Page 2

   

 

Exhibit A to Amended and Restated Lease Agreement (RTP Data Center) – Page 3

   

 

Attachment to Exhibit A — Metes and Bounds

Description of “Additional Leased Premises”

          The following is a metes and bounds description of the outer boundaries of the Additional Leased Premise:

BEGINNING
at NCGS Monument “Hopson”, said monument having NC Grid
Coordinates of N=773,721.48 and E=2,034,907.39 (NAD 83), traveling thence South 11° 44' 59" West
6154.66 feet to a right-of-way monument on the southern margin of Louis Stephens Drive (a 100 foot public right-of-way), thence North 72° 48' 35" East 164.29 feet to a right-of-way monument on the southern margin of Kit Creek Road (a
150 foot public
right-of-way); thence with the southern margin of said Kit Creek Road the following two (2) courses and distances:

	 	(1)	 	South 68° 46' 54 East 412.64 feet to a right-of-way
monument; and
	 
	 	(2)	 	with a curve to the right having a radius of 924.83 feet, an arc length of 475.96, and a chord bearing and distance of South 54° 02' 59" East 470.72 feet to a computed point;

said computed being the POINT AND PLACE OF BEGINNING; thence from said point of beginning and continuing with the southern margin of Kit Creek Road South 39° 18'
29" East 571.64 feet to a computed point, thence cornering and leaving said right-of-way and with the common line of property now or formerly owned by Research Triangle Foundation of NC (DB 1670 PG 239) the following two (2) courses and
distances:

	 	(1)	 	South 50° 41' 31" West 100.00 feet to an iron pipe found; and
	 
	 	(2)	 	South 83° 31' 01" West 483.47 feet to an iron pipe found;

thence
cornering and along three (3) new lines within the bounds of
property owned by Network Appliance, Inc. (DB 10941 Pg 2054) as follows:

	 	(1)	 	North 12° 44' 00" West 279.97 feet;
	 
	 	(2)	 	North 48° 55' 31" West 50.30 feet; and
	 
	 	(3)	 	North 32° 57' 24" East 401.61 feet to a point along the southern margin of said Kit Creek Road;

thence
with the southern margin of Kit Creek Road along a curve to the right having a radius of 925.04 feet, an arc length of 113.05 feet and a chord bearing and distance of South 42° 48' 33" East 112.98 feet to the POINT AND PLACE OF
BEGINNING, containing 5.36 acres (233,621 square feet), more or less, said area shown on the rendering attached hereto.

Exhibit A
to Amended and Restated Lease Agreement (RTP Data Center) – Page 4

 

 

Exhibit B

North Carolina Foreclosure Provisions

Without limiting any of the provisions set forth in the body of this Lease or other attachments to
this Lease, the following provisions are included in and made a part of this Lease for all
purposes:

GRANT OF LIEN AND SECURITY INTEREST.

     NAI, for and in consideration of the sum of Ten Dollars ($10.00) to NAI in hand paid by Lloyd
G. Cox, Trustee, of Dallas County, Texas (hereinafter called the “Trustee”), in order to secure the
recovery of the Lease Balance by BNPPLC and the payment of all of the other obligations, covenants,
agreements and undertakings of NAI under this Lease or the other Operative Documents (hereinafter
called the “Secured Obligations”), does hereby GRANT, BARGAIN, SELL, CONVEY, TRANSFER, ASSIGN and
SET OVER to the Trustee, as trustee, in trust, with THE POWER OF SALE and right of entry and
possession for the benefit of BNPPLC, a leasehold estate in the Land (the terms and conditions of
which leasehold estate are as set forth in the Ground Lease), together with (i) all the buildings
and other improvements now on or hereafter located thereon; (ii) all materials, equipment, fixtures
or other property whatsoever now or hereafter attached or affixed to or installed in said buildings
and other improvements, including, but not limited to, all heating, plumbing, lighting, water
heating, refrigerating, incinerating, ventilating and air conditioning equipment, utility lines and
equipment (whether owned individually or jointly with others), sprinkler systems, fire
extinguishing apparatus and equipment, water tanks, engines, machines, elevators, motors, cabinets,
shades, blinds, partitions, window screens, screen doors, storm windows, awnings, drapes, and floor
coverings, and all fixtures, accessions and appurtenances thereto, and all renewals or replacements
of or substitutions for any of the foregoing, all of which are hereby declared to be permanent
fixtures and accessions to the freehold and part of the realty conveyed herein as security for the
obligations mentioned hereinabove; (iii) all easements and rights of way now and at any time
hereafter used in connection with any of the foregoing property or as a means of ingress to or
egress from the Land or for utilities to said property; (iv) all interests of NAI in and to any
streets, ways, alleys and/or strips of land adjoining said land or any part thereof; and (v) all
rights, estates, powers and privileges appurtenant or incident to the foregoing.

     TO HAVE AND TO HOLD the foregoing property (in this Exhibit called the “Mortgaged Property”)
unto the Trustee and his successors or substitutes in this trust and to his or their successors and
assigns, IN TRUST, however, upon the terms, provisions and conditions herein set forth for the
benefit of BNPPLC. ( No part of the Mortgaged Property constitutes all or any part of the
homestead of NAI.)

     In order to secure the Secured Obligations, NAI also hereby grants to BNPPLC a security
interest in: all components of the Property which constitute personalty, whether owned by NAI now
or hereafter, and all fixtures, accessions and appurtenances thereto, and all renewals or

 

 

replacements of or substitutions for any of the foregoing (including all building materials
and equipment now or hereafter delivered to said premises and intended to be installed or in or
incorporated as part of the Improvements); all rents and other amounts from and under leases of all
or any part of the Property; all issues, profits and proceeds from all or any part of the Property;
all proceeds (including premium refunds) of each policy of insurance relating to the Property; all
proceeds from the taking of the Property or any part thereof or any interest therein or right or
estate appurtenant thereto by eminent domain or by purchase in lieu thereof; all permits, licenses,
franchises, certificates, and other rights and privileges obtained in connection with the Property;
all plans, specifications, maps, surveys, reports, architectural, engineering and construction
contracts, books of account, insurance policies and other documents, of whatever kind or character,
relating to the use, construction upon, occupancy, leasing, sale or operation of the Property; all
proceeds and other amounts paid or owing to NAI under or pursuant to any and all contracts and
bonds relating to the construction, erection or renovation of the Property; and all oil, gas and
other hydrocarbons and other minerals produced from or allocated to the Property and all products
processed or obtained therefrom, the proceeds thereof, and all accounts and general intangibles
under which such proceeds may arise, together with any sums of money that may now or at any time
hereafter become due and payable to NAI by virtue of any and all royalties, overriding royalties,
bonuses, delay rentals and any other amount of any kind or character arising under any and all
present and future oil, gas and mining leases covering the Property or any part thereof (all of the
property described in this section hereinafter collectively called the “Collateral” in this
Exhibit) and all proceeds of the Collateral. (The Mortgaged Property and the Collateral are in
this Exhibit sometimes collectively called the “Security”.)

FORECLOSURE

     Upon the occurrence of any Event of Default, the Trustee, his successor or substitute, is
authorized and empowered and it will be his special duty at the request of BNPPLC to foreclose the
interest of NAI in the Mortgaged Property or any part thereof by nonjudicial notice and sale, and
BNPPLC shall have the right to foreclose by judicial foreclosure, in either case in accordance with
applicable law.

     Any sale made by the Trustee hereunder may be as an entirety or in such parcels as
BNPPLC may request, and any sale may be adjourned by announcement at the time and place appointed
for such sale without further notice except as may be required by law. The sale by the Trustee of
less than the whole of the Mortgaged Property will not exhaust the power of sale herein granted,
and the Trustee is specifically empowered to make successive sale or sales under such power until
the whole of the Mortgaged Property is sold; and, if the proceeds of such sale of less than the
whole of the Mortgaged Property are less than the aggregate of the Secured Obligations then
outstanding and the expense of executing this trust as provided herein, this instrument and the
lien hereof will remain in full force and effect as to the unsold portion of the
Mortgaged Property just as though no sale had been made; provided, however, that NAI will
never have any right to require the sale of less than the whole of the Mortgaged Property but

Exhibit B to Amended and Restated Lease Agreement (RTP Data Center) – Page 2

 

 

BNPPLC will have the right, at its sole election, to request the Trustee to sell less than the
whole of the Mortgaged Property. The Trustee may sell the Mortgaged Property in parcels or as a
whole and in any order the Trustee may elect. After each sale, the Trustee will make to the
purchaser or purchasers at such sale good and sufficient conveyances in the name of NAI, conveying
the property so sold to the purchaser or purchasers without warranty of title by the Trustee, and
will receive the proceeds of said sale or sales and apply the same as herein provided. Payment of
the purchase price to the Trustee will satisfy the obligation of purchaser at such sale therefor,
and such purchaser will not be responsible for the application thereof. The power of sale granted
herein will not be exhausted by any sale held hereunder by the Trustee or his substitute or
successor, and such power of sale may be exercised from time to time and as many times as BNPPLC
may deem necessary until all of the Mortgaged Property has been duly sold and all Secured
Obligations have been fully paid and satisfied. In the event any sale hereunder is not completed
or is defective in the opinion of BNPPLC, such sale will not exhaust the power of sale hereunder
and BNPPLC will have the right to cause a subsequent sale or sales to be made hereunder. Any and
all statements of fact or other recitals made in any deed or deeds given by the Trustee or any
successor or substitute appointed hereunder as to nonpayment of any Secured Obligations, or as to
the occurrence of any Event of Default, or as to BNPPLC having declared all or any part of the
Secured Obligations to be due and payable, or as to the request to sell, or as to notice of time,
place and terms of sale and of the properties to be sold having been duly given, or as to the
refusal, failure or inability to act of the Trustee or any substitute or successor, or as to the
appointment of any substitute or successor trustee, or as to any other act or thing having been
duly done by BNPPLC or by such Trustee, substitute or successor, will be taken as prima facie
evidence of the truth of the facts so stated and recited. The Trustee, his successor or
substitute, may appoint or delegate any one or more persons as agent to perform any act or acts
necessary or incident to any sale held by the Trustee, including the posting of notices and the
conduct of sale, but in the name and on behalf of the Trustee, his successor or substitute.

JUDICIAL FORECLOSURE

     This instrument will be effective as a mortgage as well as a deed of trust and upon the
occurrence of an Event of Default may be foreclosed as to any of the Security in any manner
permitted by the laws of the State of North Carolina or of any other state in which any part of the
Security is situated, and any foreclosure suit may be brought by the Trustee or by BNPPLC. In the
event a foreclosure hereunder is commenced by the Trustee, or his substitute or successor, BNPPLC
may at any time before the sale of the Security direct the said Trustee to abandon the sale, and
may then institute suit for the collection of the Secured Obligations and for the judicial
foreclosure of this instrument. It is agreed that if BNPPLC should institute a suit for the
collection of the Secured Obligations and for the foreclosure of this instrument, BNPPLC may at any
time before the entry of a final judgment in said suit dismiss the same, and require the Trustee,
his substitute or successor to exercise the power of sale granted herein to sell the
Security in accordance with the provisions of this instrument.

Exhibit B to Amended and Restated Lease Agreement (RTP Data Center) – Page 3

 

 

BNPPLC AS PURCHASER

     BNPPLC will have the right to become the purchaser at any sale held by any Trustee or
substitute or successor or by any receiver or public officer, and any BNPPLC purchasing at any such
sale will have the right to credit upon the amount of the bid made therefor, to the extent
necessary to satisfy such bid, the outstanding Lease Balance and other Secured Obligations owing to
such BNPPLC.

UNIFORM COMMERCIAL CODE REMEDIES

     Upon the occurrence of an Event of Default, BNPPLC may exercise its rights of enforcement with
respect to the Collateral under the North Carolina Uniform Commercial Code, as amended, and in
conjunction with, in addition to or in substitution for those rights and remedies:

     (a) BNPPLC may enter upon the Land to take possession of, assemble and collect the
Collateral or to render it unusable; and

     (b) BNPPLC may require NAI to assemble the Collateral and make it available at a place
BNPPLC designates which is mutually convenient to allow BNPPLC to take possession or dispose
of the Collateral; and

     (c) written notice mailed to NAI as provided herein ten (10) days prior to the date of
public sale of the Collateral or prior to the date after which private sale of the
Collateral will be made will constitute reasonable notice; and

     (d) any sale made pursuant to the provisions of this section will be deemed to have
been a public sale conducted in a commercially reasonable manner if held contemporaneously
with the sale of the Mortgaged Property under power of sale as provided herein upon giving
the same notice with respect to the sale of the Collateral hereunder as is required for such
sale of the Mortgaged Property under power of sale; and

     (e) in the event of a foreclosure sale, whether made by the Trustee under the terms
hereof, or under judgment of a court, the Collateral and the Mortgaged Property may, at the
option of BNPPLC, be sold as a whole; and

     (f) it will not be necessary that BNPPLC take possession of the Collateral or any part
thereof prior to the time that any sale pursuant to the provisions of this section is
conducted and it will not be necessary that the Collateral or any part thereof be present at
the location of such sale; and

     (g) prior to application of proceeds of disposition of the Collateral to the

Exhibit B to Amended and Restated Lease Agreement (RTP Data Center) – Page 4

 

 

Secured Obligations, such proceeds will be applied to the reasonable expenses of retaking,
holding, preparing for sale or lease, selling, leasing and the like and the reasonable
attorney’s fees and legal expenses incurred by BNPPLC; and

     (h) any and all statements of fact or other recitals made in any bill of sale or
assignment or other instrument evidencing any foreclosure sale hereunder as to nonpayment of
the Secured Obligations or as to the occurrence of any Event of Default, or as to BNPPLC
having declared any of the Secured Obligations to be due and payable, or as to notice of
time, place and terms of sale and of the properties to be sold having been duly given, or as
to any other act or thing having been duly done by BNPPLC, will be taken as prima facie
evidence of the truth of the facts so stated and recited; and

     (i) BNPPLC may appoint or delegate any one or more persons as agent to perform any act
or acts necessary or incident to any sale held by BNPPLC, including the sending of notices
and the conduct of the sale, but in the name and on behalf of BNPPLC.

PARTIAL FORECLOSURE

     In the event of an Event of Default in the payment of any part of the Secured Obligations,
BNPPLC will have the right to proceed with foreclosure of the liens and security interests
evidenced hereby without declaring the entire Secured Obligations due, and in such event any such
foreclosure sale may be made subject to the unmatured part of the Secured Obligations; and any such
sale will not in any manner affect the unmatured part of the Secured Obligations, but as to such
unmatured part this instrument will remain in full force and effect just as though no sale had been
made. Several sales may be made hereunder without exhausting the right of sale for any unmatured
part of the Secured Obligations.

PROVISIONS CONCERNING THE TRUSTEE

     The Trustee may resign by an instrument in writing addressed to BNPPLC, or the Trustee
may be removed at any time with or without cause by an instrument in writing executed by BNPPLC.
In case of the death, resignation, removal or disqualification of the Trustee or if for any reason
BNPPLC deems it desirable to appoint a substitute or successor trustee to act instead of the herein
named trustee or any substitute or successor trustee, then BNPPLC will have the right and is hereby
authorized and empowered to appoint a successor trustee, or a substitute trustee, without other
formality than appointment and designation in writing executed by BNPPLC and the authority hereby
conferred will extend to the appointment of other successor and substitute trustees successively
until the Secured Obligations has been paid in full or until the Security is sold hereunder. In
the event the Secured Obligations are at any time owned by more than one person or entity, the
holder or holders of not less than a majority in the amount of such
Secured Obligations will have the right and authority to make the appointment of a successor
or substitute trustee provided for in the preceding sentence. Such appointment and designation by

Exhibit B to Amended and Restated Lease Agreement (RTP Data Center) – Page 5

 

 

BNPPLC or by the holder or holders of not less than a majority of the Secured Obligations will be
full evidence of the right and authority to make the same and of all facts therein recited. If
BNPPLC is a corporation and such appointment is executed in its behalf by an officer of such
corporation, such appointment will be conclusively presumed to be executed with authority and will
be valid and sufficient without proof of any action by the board of directors or any superior
officer of the corporation. Upon the making of any such appointment and designation, all of the
estate and title of the Trustee in the Security will vest in the named successor or substitute
trustee and he will thereupon succeed to and hold, possess and execute all the rights, powers,
privileges, immunities and duties herein conferred upon the Trustee; but nevertheless, upon the
written request of BNPPLC or of the successor or substitute Trustee, the Trustee ceasing to act
will execute and deliver an instrument transferring to such successor or substitute Trustee all of
the estate and title in the Security of the Trustee so ceasing to act, together with all the
rights, powers, privileges, immunities and duties herein conferred upon the Trustee, and will duly
assign, transfer and deliver any of the properties and moneys held by said Trustee hereunder to
said successor or substitute Trustee. All references herein to the Trustee will be deemed to refer
to the Trustee (including any successor or substitute appointed and designated as herein provided)
from time to time acting hereunder. NAI hereby ratifies and confirms any and all acts which the
herein named Trustee or his successor or successors, substitute or substitutes, in this trust, does
lawfully by virtue hereof.

     THE TRUSTEE WILL NOT BE LIABLE FOR ANY ERROR OF JUDGMENT OR ACT DONE BY THE TRUSTEE IN GOOD
FAITH, OR BE OTHERWISE RESPONSIBLE OR ACCOUNTABLE UNDER ANY CIRCUMSTANCES WHATSOEVER (INCLUDING THE
TRUSTEE’S NEGLIGENCE), EXCEPT FOR THE TRUSTEE’S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT. The
Trustee will have the right to rely on any instrument, document or signature authorizing or
supporting any action taken or proposed to be taken by him hereunder, believed by him in good faith
to be genuine. All moneys received by the Trustee will, until used or applied as herein provided,
be held in trust for the purposes for which they were received, but need not be segregated in any
manner from any other moneys (except to the extent required by law), and the Trustee will be under
no liability for interest on any moneys received by him hereunder. NAI WILL REIMBURSE THE TRUSTEE
FOR, AND INDEMNIFY AND SAVE HIM HARMLESS AGAINST, ANY AND ALL LIABILITY AND EXPENSES (INCLUDING
REASONABLE ATTORNEYS’ FEES) WHICH MAY BE INCURRED BY HIM IN THE PERFORMANCE OF HER DUTIES HEREUNDER
(INCLUDING ANY LIABILITY AND EXPENSES RESULTING FROM THE TRUSTEE’S OWN NEGLIGENCE). The foregoing
indemnity will not terminate upon release, foreclosure or other termination of this instrument.

MISCELLANEOUS

     BNPPLC may resort to any security given by this instrument or to any other security now
existing or hereafter given to secure the payment of the Secured Obligations, in whole or in part,

Exhibit B to Amended and Restated Lease Agreement (RTP Data Center) – Page 6

 

 

and in such portions and in such order as may seem best to BNPPLC in its sole and uncontrolled
discretion, and any such action will not in anywise be considered as a waiver of any of the rights,
benefits, liens or security interests evidenced by this instrument.

     To the full extent NAI may do so, NAI agrees that NAI will not at any time insist upon, plead,
claim or take the benefit or advantage of any law now or hereafter in force pertaining to the
rights and remedies of sureties or redemption, and NAI, for NAI and NAI’s successors and assigns,
and for any and all persons ever claiming any interest in the Security, to the extent permitted by
law, hereby waives and releases all rights of redemption, valuation, appraisement, stay of
execution, notice of intention to mature or declare due the whole of the Secured Obligations,
notice of election to mature or declare due the whole of the Secured Obligations and all rights to
a marshaling of the assets of NAI, including the Security, or to a sale in inverse order of
alienation in the event of foreclosure of the liens and security interests hereby created. NAI
will not have or assert any right under any statute or rule of law pertaining to the marshaling of
assets, sale in inverse order of alienation, the exemption of homestead, the administration of
estates of decedents or other matters whatever to defeat, reduce or affect the right of BNPPLC
under the terms of this instrument to a sale of the Security for the collection of the Secured
Obligations without any prior or different resort for collection, or the right of BNPPLC under the
terms of this instrument to the payment of the Secured Obligations out of the proceeds of sale of
the Security in preference to every other claimant whatever. If any law referred to in this
section and now in force, of which NAI or NAI’s successors and assigns and such other persons
claiming any interest in the Security might take advantage despite this provision, is hereafter
repealed or ceases to be in force, such law will not thereafter be deemed to preclude the
application of this provision.

     In the event there is a foreclosure sale hereunder and at the time of such sale NAI or NAI’s
successors or assigns or any other persons claiming any interest in the Security by, through or
under NAI are occupying or using the Security, or any part thereof, each and all will immediately
become the tenant of the purchaser at such sale. Such tenancy will be a tenancy from day-to-day,
terminable at the will of either landlord or tenant, at a reasonable rental per day based upon the
value of the property occupied, such rental to be due daily to the purchaser. In the event the
tenant fails to surrender possession of said property upon demand, the purchaser will be entitled
to institute and maintain a summary action for possession of the property (such as an action for
forcible detainer) in the court having jurisdiction.

Exhibit B to Amended and Restated Lease Agreement (RTP Data Center) – Page 7

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00144-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00144-of-00352.parquet"}]]