Document:

Exhibit

                                                                                                                                   Exhibit 10.4
THIRD AMENDMENT TO LEASE AGREEMENT
THIS THIRD AMENDMENT TO LEASE AGREEMENT (this “Amendment”) is made and entered into as of (but not necessarily on) the latest date of execution as set forth on the signature page hereof (the “3A Effective Date”), by and between DIGITAL 2121 SOUTH PRICE, LLC, a Delaware limited liability company (“Lessor”), successor-in-interest to Mainrock II Chandler, LLC (“Original Lessor”), and INTERNAP NETWORK SERVICES CORPORATION, a Delaware corporation (“Lessee”).
W  I  T  N  E  S  S  E  T  H:
WHEREAS, Original Lessor and Lessee have heretofore entered into that certain Lease Agreement dated as of June 15, 2007 (the “Original Lease”), as amended by that certain First Amendment to Lease dated January 15, 2008 (“1A”), and that certain Second Amendment to Lease dated February 27, 2008 (“2A”; the Original Lease as amended by 1A and 2A, collectively, the “Lease”), covering approximately [***] square feet of space (the “Premises”) in that certain building located at 2121 South Price Road, Chandler, Arizona; (the “Building”);
WHEREAS, Lessor has succeeded to Original Lessor’s right, title and interest in and to the Building and the Lease;
WHEREAS, any capitalized term or phrase used in this Amendment shall have the same meaning as the meaning ascribed to such term or phrase in the Lease unless expressly otherwise defined in this Amendment; and
WHEREAS, Lessor and Lessee desire to further modify the terms of the Lease in accordance with the terms and conditions herein provided.
NOW, THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) and other good and valuable consideration paid by each party hereto to the other, the receipt and sufficiency of which are hereby mutually acknowledged, Lessor and Lessee hereby agree as follows:
1.3A Extension Term. Currently, the Term of the Lease is scheduled to expire on December 31, 2014. Effective as of the 3A Effective Date, the Term of the Lease is hereby extended by a period of thirty-six full calendar months (the “3A Extension Term”), commencing on January 1, 2015, and expiring on December 31, 2017.
2.    3A Extension Term Rent.
A.    3A Extension Term Base Rent. Effective as of the 3A Effective Date, Lessee’s Base Rent during the 3A Extension Term shall be as follows:

	
		
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	Period
	Monthly Base Rent/kW

	Monthly Base Rent

	1/1/15 – 12/31/15
	$[***]
	$[***]

	1/1/16 – 12/31/16
	$[***]
	$[***]

	1/1/17 – 12/31/17
	$[***]
	$[***]

B.    Additional Rent. For the avoidance of doubt, during the 3A Extension Term, Lessee shall continue to pay Lessee’s Pro Rata Share of Operating Expenses over the 2007 Base Year.
3.    Monthly Recurring Cross-Connection Charges. Currently, Lessee pays Cross-Connection charges and Cross-Connection Services charges (collectively, the “Cross-Connection Charges”) pursuant to the terms of Section 6.6 of the Lease and Item 13 of the Basic Lease Terms. Effective as of the 3A Effective Date, Lessor hereby agrees that for any new Cross-Connection orders (after the 3A Effective Date) monthly recurring Cross Connection charges shall be at a [***]% discount of the then-current Cross-Connection Charges (the “Discount”). Lessor and Lessee acknowledge that effective as of November 1, 2014, the Cross-Connection Charges shall be as set forth on Exhibit “B-3”, attached hereto, which charges shall continue to be subject to the terms of Section 6.6 of the Lease and Item 13 of the Basic Lease Terms. For the avoidance of doubt, the charges set forth on Exhibit “B-3” shall be subject to the Discount pursuant to the terms of this Section 3.
4.    Give Back Option.
A.    Give Back Notice. Currently, the Basic Capacity serving the Premises is [***] kW of critical AC electrical capacity. Lessor and Lessee hereby acknowledge and agree that Lessee shall have [***] options (each, a “Give Back Option”) to give back up to [***] kW (and no less than [***]  kW) of critical AC electric capacity and associated space, which space shall be subject to the reasonable mutual agreement of both Lessor and Lessee, taking into consideration a number of factors, including, but not limited to, the contiguous nature of the space, the cost of reconfiguring the space, the amount of electric capacity given back, access rights, marketability, and electrical configuration (collectively, the “Give Back Factors”) (each such mutually agreed upon space shall be referred to as, the “Give Back Space”). Provided that there is no uncured Lessee Event of Default, Lessee may exercise each Give Back Option only by delivery to Lessor of a written notice (a “Give Back Notice”), which notice shall accurately identify (i) the portion of the Premises that Lessee desires to give back (each such space shall be referred to as, the “Proposed Give Back Space”), (ii) the total electric capacity that Lessee intends on giving back, and (iii) the applicable Give Back Date (as defined below). [***]
B.    Give Back Space. Lessor may accept or reject Lessee’s determination of the Proposed Give Back Space by written notice to Lessee within thirty (30) days following Lessor’s receipt of (i) a Give Back Notice that includes all of the items set forth in Section 4.A above and (ii) any additional information as may be reasonably requested by Lessor. If Lessor rejects the Proposed Give Back Space, then Lessor and Lessee shall use commercially reasonable efforts to mutually agree upon the Give Back Space, and if the parties cannot agree on the Give Back Space 

	
		
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within such thirty (30) day period, then such Give Back Option shall be deemed null and void and of no further force or effect.
C.    Give Back Date. If the parties agree on the Give Back Space, then (i) Lessee shall surrender the applicable Give Back Space [*** ], is referred to herein as the “Give Back Date”). If Lessee fails to timely surrender the applicable Give Back Space, then Lessee’s exercise of the applicable Give Back Option shall be deemed null and void and Lessee shall continue to lease the applicable Give Back Space.
D.    Surrender Obligations. Notwithstanding anything in the Lease to the contrary, upon Lessee’s timely delivery of a Give Back Notice and the mutual agreement of the Give Back Space, Lessee shall surrender the Give Back Space on or before the applicable Give Back Date pursuant to the terms of Section 9.2 of the Lease. Lessee shall repair all damage to the Give Back Space and any other part of the Building caused by Lessee during the removal of any of Lessee’s Equipment from the Give Back Space. Lessee will remain liable for all obligations and amounts due and owing to Lessor under the Lease with respect to the Give Back Space accruing on or prior to the applicable Give Back Date, even if such amounts are not determinable until after the applicable Give Back Date. Should Lessee not surrender the Give Back Space in accordance with the terms of this Amendment on or before applicable Give Back Date, Lessee shall be deemed to be occupying the entire Premises as a tenant-at-sufferance, in accordance with Section 9.3 of the Lease.
E.    Lessee’s Pro Rata Share. For the avoidance of doubt, in light of Lessee’s exercise of any Give Back Option pursuant to the terms of this Amendment, Lessee’s Pro Rata Share shall be proportionally reduced effective as of the date that is one day after the applicable Give Back Date, which reduced Pro Rata Share shall be set forth in the amendment evidencing Lessee’s exercise of a Give Back Option (as described below).
F.    Certain Amendments. For the avoidance of doubt, on the day following the applicable Give Back Date, Lessee shall continue to pay Lessee’s Base Rent and Additional Rent obligations under the Lease, which obligations shall be proportionately reduced by virtue of Lessee’s surrender of the Give Back Space and the reduction in the Basic Capacity. Accordingly, if Lessee duly exercises a Give Back Option, Lessor and Lessee shall execute an amendment to the Lease within ten (10) days after Lessee’s receipt of such amendment from Lessor. Such amendment shall evidence the following, which shall be effective as of the date that is one day after the Give Back Date, (i) the revised Base Rent and Lessee’s Pro Rata Share, (ii) the revised depiction of the remaining portion of the Premises, and (iii) the reduced Basic Capacity.
5.    Additional Basic Capacity.
A.    Expansion of Premises. If, during the Term, Lessee desires to expand the Premises and lease additional Basic Capacity (“Additional Basic Capacity”) in the Building, then Lessee shall provide written notice to Lessor of Lessee’s interest. Lessor shall, subject to Lessor’s reasonable determination, use commercially reasonable efforts to lease additional Basic Capacity (and corresponding space) to Lessee. Such additional Basic Capacity shall be offered to Lessee at 

	
		
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the then-current market rate (on a per kW basis) for comparable space in the Building and other comparable buildings, taking into consideration the quality, size, utility, abatements, allowances, the length of the remaining Term, the credit standing of Lessee, the amenities provided to Lessee and the quality of the Lessor as a first-class datacenter improvements operator (the “Market Rate”); provided, however, that, once the Base Rent has been determined for such Additional Basic Capacity in accordance with this Section 5, the monthly Additional Basic Capacity Base Rent for each subsequent calendar year shall be increased hereunder as of the first (1st) day of each such subsequent year to be equal to [***] percent ([***]%) of the monthly Additional Basic Capacity Base Rent for the immediately preceding year.
B.    Determination of Market Rate. If Lessor and Lessee cannot agree on the Market Rate within thirty (30) days after the date Lessor provides Lessee with Lessor’s determination of the Market Rate (the “Negotiation Period”), then, Lessee may elect to have the initial Market Rate determined in accordance with the arbitration method described below by providing Lessor written notice, within ten (10) business days after the expiration of the Negotiation Period, with Lessee’s binding notice (the “Binding Notice”) of Lessee’s election to (i) expand the Premises and lease Additional Basic Capacity and/or (ii) relocate a portion of the Premises and lease Additional Basic Capacity (pursuant to Section 6 below), with the Base Rent for such Additional Basic Capacity being determined pursuant to the arbitration method (“Market Rate Arbitration”) described below.
C.    Market Rate Arbitration. Within [***] days after Lessee’s delivery to Lessor of the Binding Notice, pursuant to which Lessee elects to have the initial Market Rate determined pursuant to Market Rate Arbitration (the “Appointment Deadline”), each party shall give written notice to the other setting forth the name and address of the Disinterested Expert (defined below) selected by such party, who has agreed to act in such capacity, to determine the initial Market Rate. If Lessor or Lessee shall fail to select a Disinterested Expert, as aforesaid, then the Disinterested Expert selected by the other party shall determine the Market Rate. Each Disinterested Expert shall thereupon independently make its determination of the Market Rate within thirty (30) days after the Appointment Deadline (each, an “Initial Expert Determination”). If either Disinterested Expert shall fail to make an Initial Expert Determination of the Market Rate within thirty (30) days after the Appointment Deadline, then the Initial Expert Determination of the other Disinterested Expert (to the extent that such Disinterested Expert makes such Initial Expert Determination within such thirty (30) day period) shall be deemed the Market Rate. If the two (2) Disinterested Experts’ Initial Expert Determinations are not the same, but the higher of such two (2) values is not more than [***] percent ([***]%) of the lower of such values, then the Market Rate shall be deemed to be the average of the two (2) values. If, however, the higher of such two (2) values is more than [***] percent ([***]%) of the lower of such values, then the two (2) Disinterested Experts shall jointly appoint a third (3rd) Disinterested Expert (the “3rd Expert”) within ten (10) days after the second (2nd) of the two (2) Initial Expert Determinations has been rendered and delivered to the other party. The 3rd Expert shall independently choose which of the Initial Expert Determinations is more accurate with regard to Market Rate, and the Initial Expert Determination chosen by the 3rd Expert shall be deemed to be the Market Rate. For the purposes hereof, “Disinterested Expert” shall mean a person who has been regularly engaged in the business of datacenter leasing for at least the five (5) years immediately preceding such person’s appointment hereunder. Each party shall pay for the cost of its Disinterested Expert and one-half of the cost of any 3rd Expert.

	
		
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6.    Existing Customer Additional Basic Capacity. If, during the Term, Lessee desires to lease additional Basic Capacity to accommodate the growth of Lessee’s existing customer (“Lessee’s Customer”), and said customer requires contiguous space that may require the relocation (the “Relocation”) of such customer from a portion of the Premises (“Customer Give Back Space”) to new space in the Building (the “New Space”), then Lessee shall provide written notice to Lessor of Lessee’s interest and identify the New Space (the “Customer Relocation Notice”). Lessor shall, subject to Lessor’s reasonable determination, (taking into consideration the Give Back Factors) use reasonable efforts to relocate a portion of the Premises to the New Space in the Building at Lessee’s sole cost and expense. For the avoidance of doubt, the relocated portion of the Basic Capacity will continue to be leased at the then-current monthly Base Rent/kW rate as set forth in Section 2 of this Amendment. Notwithstanding the foregoing, Lessor and Lessee hereby acknowledge and agree that any increase in the Basic Capacity (i.e., Additional Basic Capacity) as a result of the relocation to the New Space will be leased to Lessee at the Market Rate, which shall be determined pursuant to the terms set forth in Section 5 above. Lessee shall surrender the Customer Give Back Space pursuant to the terms of the Lease, upon the later to occur of (i) one (1) month following Lessor’s approval of the Relocation and (ii) such time that Lessor has made the New Space available for Lessee’s use.
7.    Non-Solicitation Customers. Currently, Lessee has entered into certain existing agreements (each an “Existing Agreement”) to license certain space and power in the Building to the colocation customers listed on Exhibit “A-3”, attached hereto (the “Non-Solicitation Customers”). Effective as of the 3A Effective Date, if Lessor solicits and enters into a new lease or license in the Building (or amendment of an existing lease or license) (an “NSC Agreement”) for space and power in the Building with any of the Non-Solicitation Customers, and such Non-Solicitation Customer surrenders the same amount of existing space and power (the “NSC Surrender Event”) that it is then using pursuant to its Existing Agreement with Lessee, then Lessee may elect (as its sole and exclusive remedy), within thirty (30) days after the NSC Surrender Event, to proportionately reduce its Premises and Basic Capacity under the Lease, by delivering written notice to Lessor (the “NSC Notice”). Notwithstanding the foregoing, the reduction in Lessee’s Basic Capacity under the Lease shall be equal to the amount of power surrendered as a result of the NSC Surrender Event, and the location of the portion of the Premises to be surrendered shall be reasonably determined by Lessor, taking into consideration a number of factors including (but not limited to), the marketability of the space and access rights. For the avoidance of doubt, if Lessee claims that Lessor has effected an NSC Agreement in the Building, Lessee shall be required to provide reasonable supporting documentation to establish that Lessor effected an NSC Agreement for the same space and power that the Non-Solicitation Customer is leasing or licensing from Lessee pursuant to Exhibit “A-3”.
8.    Notice. In addition to the notice requirements set forth in the Lease, Lessor and Lessee hereby acknowledge and agree that the Give Back Notice, Binding Notice, Customer Relocation Notice, and the NSC Notice shall also be delivered in writing to the Building Property Manager and Asset Manager by a reputable overnight courier service to the following addresses:

	
		
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	[***] 
	[***] 

9.    Confidentiality. The parties agree that neither shall disclose, directly or indirectly, any of the terms, covenants, conditions or agreements set forth in this Amendment, nor shall either party provide this Amendment, or any copies of same, to any person, including, but not limited to, any other tenants or occupants in the Building or any agents or employees of such tenants or occupants, except that the parties may disclose such information for valid business, legal and accounting purposes.
10.    Miscellaneous.
A.    In the event that the terms of the Lease conflict or are inconsistent with those of this Amendment, the terms of this Amendment shall govern.
B.    The Lease is hereby amended as and where necessary, even though not specifically referred to herein, in order to give effect to the terms of this Amendment. Except as amended by this Amendment, the terms of the Lease remain in full force and effect.
C.    This Amendment shall become effective only upon execution and delivery by both Lessor and Lessee.
D.    This Amendment may be executed simultaneously in two or more counterparts each of which shall be deemed an original, but all of which shall constitute one and the same Amendment. Lessor and Lessee agree that the delivery of an executed copy of this Amendment by facsimile or e-mail shall be legal and binding and shall have the same full force and effect as if an original executed copy of this Amendment had been delivered.
[SIGNATURE PAGE TO FOLLOW]

	
		
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IN WITNESS WHEREOF, Lessor and Lessee have caused this Amendment to be executed on the respective dates set forth below, to be effective as of the 3A Effective Date.
LESSOR:

DIGITAL 2121 SOUTH PRICE, LLC,
a Delaware limited liability company

By:    Digital Realty Trust, L.P.,
its manager

By:    Digital Realty Trust, Inc., 
its general partner

By:    /s/ Mark Luz
Mark Luz
Vice President

Date:    September 22, 2014

LESSEE:

INTERNAP NETWORK SERVICES CORPORATION,
a Delaware corporation

By:                     
Name:                    
Title:                     

Date:                    

	
		
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Exhibit “A-3”
Non-Solicitation Customers
	
			
	Customer
	kW
	Square Feet

	[***]
	[***]
	[***]

	[***]
	[***]
	[***]

	[***]
	[***]
	[***]

	
		
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Exhibit “B-3”
Cross-Connection Charges

	
				
	Service
	Installation Charges
	Monthly Recurring Charges
	Expedited Installation Charges

	POTS
	$[***]
	$[***]
	$[***]

	Cat 5e/6
	$[***]
	$[***]
	$[***]

	Coax/DS3
	$[***]
	$[***]
	$[***]

	Fiber
	$[***]
	$[***]
	$[***]

	
		
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9Exhibit

Exhibit 10.5
FOURTH AMENDMENT TO LEASE AGREEM ENT
THIS FOURTH AMENDMENT TO LEASE AGREEMENT (this “Amendment”) is made and entered into as of (but not necessarily on) the latest date of execution as set forth on the signature page hereof (the “4A Effective Date”), by and between DIGITAL 2121 SOUTH PRICE, LLC, a Delaware limited liability company (“Lessor”), successor-in-interest to Mainrock II Chandler, LLC (“Original Lessor”), and INTERNAP NETWORK SERVICES CORPORATION, a Delaware corporation (“Lessee”).
W I T N E S S E T H:
WHEREAS, Original Lessor and Lessee have heretofore entered into that certain Lease Agreement dated as of June 15, 2007 (the “Original Lease”), as amended by that certain First Amendment to Lease dated January 15, 2008 (“lA”), and that certain Second Amendment to Lease dated February 27, 2008 (“2A”), and that certain Third Amendment to Lease dated September 22, 2014 (“3A”), covering approximately [***] square feet of space (collectively, the “Original Premises”), consisting of: (i) approximately [***] square feet of space in Colo 3 (referred to herein as the “Existing Colo 3 Premises”), and (ii) approximately [***] square feet of space in Colo 7 (referred to herein as the “Colo 7 Premises”), each, in that certain building located at 2121 South Price Road, Chandler, Arizona; (the “Building”);
WHEREAS, Lessor has succeeded to Original Lessor’s right, title and interest in and to the Building and the Lease;
WHEREAS, Lessor and Lessee have heretofore entered into that certain Storage Space Rider dated October 27, 2015 (the “SS Rider”), which supplements the Original Lease, covering certain storage space as more particularly described in the SS Rider (the Original Lease as amended and/or supplemented by 1A, 2A, 3A and the SS Rider, collectively, the “Lease”);
WHEREAS, any capitalized term or phrase used in this Amendment shall have the same meaning as the meaning ascribed to such term or phrase in the Lease unless expressly otherwise defined in this Amendment; and
WHEREAS, Lessor and Lessee desire to further modify the terms of the Lease in accordance with the terms and conditions herein provided.
NOW, THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) and other good and valuable consideration paid by each party hereto to the other, the receipt and sufficiency of which are hereby mutually acknowledged, Lessor and Lessee hereby agree as follows:
1.4A Additional Premises; 4A Lessor Work.

	
		
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A.    4A Additional Premises.  Effective as of the 4A Expansion Date (defined below), the Original Premises is hereby deemed expanded to include approximately [***] square feet of space in Colo 3 of the Building, as approximately set forth on Exhibit “A-4A”, attached hereto (the “4A Additional Premises”).  Upon the 4A Expansion Date and throughout the remainder of the 4A Term (define below), the term “Premises” as used in the Lease and herein, shall include the 4A Additional Premises, unless specifically stated otherwise.  Lessee has inspected the 4A Additional Premises and, subject to Lessor’s completion of the 4A Lessor Work, agrees to accept it on the 4A Expansion Date in its “AS IS, WHERE IS” condition.  Lessee acknowledges and agrees that (i) no representation or warranty (express or implied) has been made by Lessor as to the condition of the 4A Additional Premises or its suitability or fitness for the conduct of Lessee’s permitted use, its business or for any other purpose, and (ii) except as specifically set forth in this Amendment, Lessor shall have no obligation to construct or install any improvements in or to make any other alterations or modifications to the 4A Additional Premises, or to provide any allowance therefor.
B.    For the avoidance of doubt, the parties acknowledge that, if the scheduled expiration date of the Term of the Lease as it relates to the Original Premises (the “Original Premises Expiration Date”) occurs prior to the expiration of the 4A Term, then (i) notwithstanding such expiration, Lessee’s lease of the 4A Additional Premises shall continue for the 4A Term, pursuant and subject to the terms of this Amendment and the Lease, and (ii) Lessee shall surrender the Original Premises, on or by the Original Premises Expiration Date, to Lessor in accordance with the terms of the Lease.  In that connection, Lessee acknowledges and agrees that, should Lessee not surrender the Original Premises in accordance with the terms of the Lease on or before the Original Premises Expiration Date, Lessee shall be deemed to be occupying the entire Original Premises as a tenant-at-sufferance in accordance with Section 9.3 of the Original Lease.
C.    Effective as of the 4A Expansion Date, all references in the Lease to Exhibit “A” are hereby deemed to be references to Exhibit “A-4A”, as it relates to the 4A Additional Premises.
D.    4A Lessor Work.  Prior to the 4A Expansion Date, Lessor agrees to cause the completion of the 4A Lessor Work (as defined on Exhibit “B-4A”, attached hereto).  Lessor agrees to use commercially reasonable efforts to satisfy the 4A Expansion Date Conditions (defined below) on the Target 4A Expansion Date (defined below), provided that, if the 4A Expansion Date Conditions have been satisfied prior to such date, Lessor shall have the right to deliver the 4A Expansion Date Notice to Lessee, and thereby cause the 4A Expansion Date (or the Deemed 4A Expansion Date, pursuant to the terms below) to occur as of the date upon which the 4A Expansion Date Conditions have been satisfied.  The “Target 4A Expansion Date” shall mean and refer to the date that is two (2) months after the 4A Effective Date.  The term “4A Expansion Date Conditions” shall mean and refer to the occurrence of the following: (i) Lessor has completed the 4A Lessor Work; and (ii) Lessor has delivered the 4A Additional Premises to Lessee by virtue of having provided a written notice to Lessee of same, which shall (a) memorialize Lessor’s delivery of the 4A Additional Premises to Lessee, and (b) confirm the actual 4A Expansion Date (the “4A Expansion Date Notice”).  The term “4A Expansion Date” shall, subject to the terms of this Section, mean and refer to the date upon which Lessor has completed the 4A Expansion Date Conditions.  In the event that the 4A Expansion Date Conditions have not been completed by the 

	
		
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Target 4A Expansion Date, subject to extension by virtue of delays caused by Lessee or force majeure events, Lessor shall not be deemed in default hereunder, and the 4A Expansion Date shall be postponed, as Lessee’s sole and exclusive remedy, until the date on which the 4A Expansion Date Conditions have occurred.  Lessee agrees that, if the date of Lessor’s completion of the 4A Expansion Date Conditions is, in effect, pushed back due to delays caused by Lessee, the 4A Expansion Date shall, upon delivery of the 4A Expansion Date Notice, be deemed to have been moved up to the date derived by subtracting from the date of actual completion of the 4A Expansion Date Conditions the number of days of delay in such completion caused by Lessee (i.e., if completion of the 4A Expansion Date Conditions does not actually occur until March 6, 2016, but there were five (5) days of delay caused by Lessee, the 4A Expansion Date would be deemed to be March 1, 2016).  The foregoing notwithstanding, Lessor and Lessee agree that Lessor’s post-4A Expansion Date obligations hereunder shall, in such event, be deemed to have commenced as of the actual date that the 4A Expansion Date Notice is delivered to Lessee.
E.    4A Installation Fee.  In connection with the 4A Lessor Work, Lessee hereby agrees to pay Lessor, as additional rent, an amount equal to $[***] within ten (10) days following the 4A Effective Date.
2.    4A Basic Capacity.
A.    Currently, the Basic Capacity serving the Original Premises is [***] kW of critical AC electrical capacity.  Effective as of the 4A Expansion Date, the Basic Capacity for the 4A Additional Premises shall be [***]kW of critical AC electrical capacity.  Accordingly, effective as of the 4A Expansion Date and notwithstanding anything in the Lease to the contrary, the Basic Capacity serving the Premises (as expanded herein) shall be as follows: (i) as it relates to the Existing Colo 3 Premises, at a maximum level of [***]kW of critical AC electrical capacity (the “Existing Colo 3 Basic Capacity”), (ii) as it relates to the Colo 7 Premises, at a maximum level of [***]kW of critical AC electrical capacity (the “Colo 7 Basic Capacity”), and (iii) as it relates to the 4A Additional Premises, at a maximum level of [***]kW of critical AC electrical capacity (the “4A Basic Capacity”).  For the avoidance of doubt, Lessor and Lessee acknowledge and agree that all references to “Basic Capacity” under the Lease shall mean and refer to (a) the Colo 3 Basic Capacity, as it relates to the Existing Colo 3 Premises, (b) the Colo 7 Basic Capacity, as it relates to the Colo 7 Premises, and (c) the 4A Basic Capacity, as it relates to the 4A Additional Premises.  For the avoidance of doubt, Lessee acknowledges that the terms and conditions set forth in Section 6.2(b) of the Original Lease (including, without limitation, aggregate power draw restrictions) shall be equally applicable to the 4A Basic Capacity and the 4A Additional Premises.  In that connection, Lessee further acknowledges that Lessee’s actual electrical consumption at the 4A Additional Premises shall not at any time exceed the 4A Basic Capacity (i.e., [***]kW).
B.    Lessor and Lessee acknowledge and agree that, since the Colo 7 Premises and the Premises located within Colo 3 of the Building (i.e., as of the 4A Effective Date, the Existing Colo 3 Premises and the 4A Additional Premises, which, for purposes of this Section 2.B shall be referred to, collectively, as the “Total Colo 3 Premises”) are located in different parts of the Building and are served by separate electrical and mechanical infrastructure, certain SLA Interruptions (defined below), may affect either, but not both of the Colo 7 Premises and the Total Colo 3 Premises.  

	
		
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Accordingly, and notwithstanding anything in the Lease to the contrary, Lessor and Lessee acknowledge and agree that, i n the event a particular SLA Interruption affects only the Total Colo 3 Premises or only the Colo 7 Premises, the Base Rent abatement to which Lessee will be entitled shall be calculated based only upon the affected portion of the Premises (e.g., in the event that the SLA Interruption affects only the Total Colo 3 Premises, the Base Rent abatement(s) to which Lessee would be entitled shall be calculated based only upon the Base Rent attributable to the Total Colo 3 Premises).  “SLA Interruptions” for purposes of this Section 2.B, shall mean and refer to power outages or HVAC control failures described on the SLA attached to the Lease that would entitle Lessee to Base Rent abatements, pursuant and subject to the terms and conditions of such SLA.
C.    For the avoidance of doubt, Lessee acknowledges and agrees that Lessee’s Give Back Options described in 3A shall not apply to the 4A Additional Premises or the 4A Basic Capacity.
3.    Operating Expenses.  Notwithstanding anything to the contrary in the Lease or this Amendment, Lessor and Lessee agree that, as it relates to the 4A Additional Premises only, Lessee shall not be responsible for Lessee’s Pro Rata Share of Operating Expenses during the 4A Term.  For the avoidance of doubt, Lessee acknowledges that Lessee shall continue to pay Lessee’s Pro Rata Share of Operating Expenses due for the Original Premises, pursuant to the terms of the Lease.
4.    4A Term.  Notwithstanding anything in the Lease to the contrary, Lessor and Lessee agree that the Term of the Lease, as it relates to tile 4A Additional Premises only, shall be for a period of sixty (60) full calendar months (the “4A Term”), commencing on 4A Expansion Date, and expiring on the last day of the sixtieth (60th) full calendar month thereafter.  For the avoidance of doubt, Lessor and Lessee acknowledge and agree that all references to the “Term” under the Lease shall mean and refer to, as it relates to the 4A Additional Premises, the 4A Term.
5.    4A Base Rent.  Lessee hereby agrees to pay Lessor Base Rent for the 4A Additional Premises during the 4A Term, in accordance with the terms of the Lease, according to the following schedule (the “4A Base Rent”):
	
		
	4A Term
	4A Base Rent

	4A Expansion Date -Month 12 (inclusive of any partial month)
	$[***]*

	Month 13 - Month 24
	$[***]

	Month 25 - Month 36
	$[***]

	Month 37 - Month 48
	$[***]

	Month 49 - Month 60
	$[***]

6.    Estoppel.  Lessee hereby (i) confirms and ratifies the Lease, as amended hereby, (ii) acknowledges that, to the best of Lessee’s actual knowledge, Lessor is not in default under the Lease as of the date this Amendment is executed by Lessee, and (iii) confirms that, to the best of Lessee’s actual knowledge, as of the date this Amendment is executed by Lessee, Lessor has no outstanding obligations with respect to the Premises and/or under the Lease that would, with the passage of time, the giving of notice, or both, result in Lessor being in default under the Lease.

	
		
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	Information has been omitted and submitted separately to the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted portions.

4

7.    Commissions.  Lessee represents that it has dealt with no broker, agent or other person in connection with this Amendment, and that no broker, agent or other person brought about this Amendment.  Lessee shall indemnify and hold Lessor harm less from and against any and all claims, losses, costs or expenses (including attorneys’ fees and expenses) by any broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Lessee with regard to the transaction contemplated by this Amendment.  The provisions of this paragraph shall survive the expiration of the 4A Term or any renewal or extension thereof.
8.    Confidentiality.  The parties agree that neither shall disclose, directly or indirectly, any of the terms, covenants, conditions or agreements set forth in this Amendment, nor shall either party provide this Amendment, or any copies of same, to any person, including, but not limited to, any other tenants or occupants in the Building or any agents or employees of such tenants or occupants, except that the parties may disclose such information for valid business, legal and accounting purposes.
9.    Miscellaneous.
A.    In the event that the terms of the Lease conflict or are inconsistent with those of this Amendment, the terms of this Amendment shall govern.
B.    The Lease is hereby amended as and where necessary, even though not specifically referred to herein, in order to give effect to the terms of this Amendment.  Except as amended by this Amendment, the terms of the Lease remain in full force and effect.
C.    This Amendment shall become effective only upon execution and delivery by both Lessor and Lessee.
D.    This Amendment may be executed simultaneously in two or more counterparts each of which shall be deemed an original, but all of which shall constitute one and the same Amendment.  Lessor and Lessee agree that the delivery of an executed copy of this Amendment by facsimile or e-mail shall be legal and binding and shall have the same full force and effect as if an original executed copy of this Amendment had been delivered.
[SIGNATURE PAGE TO FOLLOW]

	
		
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	Information has been omitted and submitted separately to the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted portions.

5

IN WITNESS WHEREOF, Lessor and Lessee have caused this Amendment to be executed on the respective dates set forth below, to be effective as of the 4A Effective Date.
	
		
	 
	LESSOR:

	 
	DIGITAL 2121 SOUTH PRICE, LLC, 
a Delaware limited liability company

By:   Digital Realty Trust, L.P.,  
its manager

By:   Digital Realty Trust, Inc., its general partner

By:   /s/ George Rogers
George Rogers
Vice President Portfolio Management, West Region

	 
	 

	 
	Date:   January 6, 2016

	 
	 

	 
	LESSEE:

	 
	INTERNAP NETWORK SERVI CES CORPORATION,
a Delaware corporation

By:      /s/ Kevin M. Dotts
Name:   Kevin M. Dotts         
Title:      Chief Financial Officer  

Date:      January 4, 2016

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

6

EXHIBIT “A-4A”
DEPICTION OF 41 ADDITIONAL PREMISES
[***]

	
		
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	Information has been omitted and submitted separately to the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted portions.

7

EXHIBIT “B-4A” 
 
4A LESSOR WORK
Lessor shall cause the installation of the following (collectively, the “4A Lessor Work”):
[***]

	
		
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	Information has been omitted and submitted separately to the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted portions.

8

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