Document:

Sublease Agreement

 Exhibit 10.1 
 SUBLEASE AGREEMENT 
 This Sublease Agreement (“Sublease”), made and entered into this 7th
day of October, 2008, by and between Esquire Deposition Services, LLC, (the “Sub-Sublandlord”), a Delaware limited liability company with its principal place of business located at 25A Vreeland Rd., Ste. 200, Florham Park, NJ 07932, and
FiberNet Telecom Group, Inc. (the “Sub-Subtenant”), a Delaware corporation, with an address at 570 Lexington Avenue, New York, New York 10022. 
 WHEREAS, Sub-Sublandlord leases those certain premises (the “Subleased Premises”)
consisting of approximately 11,833 rentable square feet comprising the entire 13th floor (as identified on Exhibit A attached hereto) of the
building located at 220 West 42nd Street, New York, New York (the “Building”), pursuant to a certain Sublease dated as of the 26th day of January, 2007 (“Original Sublease”), between Live Nation Worldwide, Inc. f/k/a SFX
Entertainment, Inc. (hereinafter “Sublandlord”) and Sub-Sublandlord. A redacted copy of the Original Sublease is attached hereto as Exhibit B. The Original Sublease together with the certain lease dated as of March 13, 2000,
between Clear (NY), L.P., as successor to Massachusetts Mutual Life Insurance Company (the “Overlandlord”), as landlord, and Sublandlord, as tenant, as the same has been modified by an amendment dated as of October 22, 2002 (the
“Master Lease”), and as the same may be amended and/or modified from time to time shall hereinafter collectively be referred to as the “Overlease.”; and 
 WHEREAS, Sub-Sublandlord desires to sublease to Sub-Subtenant, and Sub-Subtenant desires to hire from Sub-Sublandlord the Subleased Premises in
accordance with the terms and subject to the conditions contained herein. 
 NOW THEREFORE, in consideration of the mutual promises
and covenants set forth herein and desiring to be legally bound, the parties hereby agree as follows: 
 1. Demise. Sub-Sublandlord
hereby leases to Sub-Subtenant, and Sub-Subtenant hereby takes and rents from Sub-Sublandlord, the Subleased Premises, subject to the terms and conditions of this Sublease and of the Overlease. This Sublease is and shall be subject and subordinate
to the Overlease and all other matters to which the Overlease is or shall be subject and subordinate. Sub-Subtenant hereby acknowledges receipt of a redacted version of the Overlease prior to the execution and delivery of this Sublease and
Sub-Subtenant has examined the terms and conditions of such Overlease. 
 2. Term and Condition of Subleased Premises. The term of
this Sublease (“Term”) shall commence as of the date Sublandlord consents in writing to this Sublease (“Commencement Date”) and shall expire on March 22, 2017 (“Expiration Date”), unless sooner terminated pursuant
to the terms of this Sublease or pursuant to law, or extended as provided pursuant to the terms of this Sublease; provided, that Sub-Sublandlord shall have no liability to Sub-Subtenant for any such delay in obtaining such consent and provided
further, that if such consent is not received within forty-five (45) days of submission to Sublandlord, then Sub-Subtenant or Sub-Sublandlord may terminate this Sublease without liability upon written notice to the other party. Sub-Subtenant
shall accept possession of the Subleased Premises in its “as is” condition as of the Commencement Date, it being understood that Sub-Sublandlord shall not be required to make any repairs or alterations in order to make the Subleased
Premises ready for occupancy by Sub-Subtenant. In making and executing this Sublease, Sub-Subtenant acknowledges that Sub-Sublandlord has not made and does not make any representations or warranties as to the Building, the building services and
systems, the air quality of the Building or the Subleased Premises, the physical condition of the Subleased Premises or fixtures therein and that Sub-Subtenant has relied solely on such investigations, examinations and inspections as Sub-Subtenant
has chosen to make or has made. The Subleased Premises shall be used by Sub-Subtenant for professional office use and for no other purpose. Subject to the terms of Section 7 of this Sublease, Sub-Subtenant may not assign this Sublease or sublet
all or any part of the Subleased Premises subleased hereunder. 

 3. Rent and Additional Rent. (a) Subject to any increases set forth herein, Sub-Subtenant
shall pay to Sub-Sublandlord rent (herein called the “Fixed Rent”) (inclusive of electricity) for the period commencing on the Commencement Date (“Rent Commencement Date”), and ending on the Expiration Date, both dates inclusive,
at the annual rates of Five Hundred Forty-Four Thousand Three Hundred Eighteen and 00/100 Dollars ($544,318.00), payable in equal monthly installments of $45,359.83. Notwithstanding the foregoing, Sub-Subtenant is being provided an abatement (the
“Rent Abatement”) and is being conditionally excused from the payment of Fixed Rent in an amount equal to Forty-Five Thousand Three Hundred Fifty-Nine Dollars and Eighty-Three Cents ($45,359.83), which represents and which shall be
credited against the Fixed Rent for the Subleased Premises for the first full month of the Term. 
 (b) Upon each 12 month anniversary of the
Commencement Date, the Fixed Rent (less the amount for electricity) shall be increased in accordance with the cost of living changes in the Consumer Price Index (“C.P.I.”) as determined by the U.S. Department of Labor, Bureau of Labor
Statistics. The area to be used in calculating the C.P.I. increase will be the New York-Northern New Jersey-Long Island, NY-NY-CT-PA (Series CUURA101SA0). The C.P.I. index figure for the month and year in which this Term commences is the
“base” figure for such computation. Notwithstanding the foregoing, no increase in any particular year shall exceed three percent (3%) and notwithstanding any decrease in the C.P.I. index, in no event shall any decrease in the Fixed
Rent occur. 
 (c) The Fixed Rent shall be paid to Sub-Sublandlord in equal monthly installments in advance on or before the first day of
each month during the term of this Sublease, except that the first month’s Fixed Rent shall be paid simultaneously with the execution hereof. Fixed Rent, Additional Rent (as hereinafter defined) and other charges payable hereunder shall be paid
promptly when due, without notice or demand therefore in the case of Fixed Rent without notice or demand therefore in the case of Fixed Rent, and without deduction, abatement, or set off of any amount or for any reason whatsoever. Sub-Sublandlord
shall give Sub-Subtenant notice of any change in Additional Rent or other charges payable hereunder; provided, however, that failure to give such notice shall not limit Sub-Sublandlord’s rights to collect Additional Rent or other charges due
and payable hereunder retroactively after the giving of said notice and in no event shall failure to give such notice be deemed a waiver of Sub-Sublandlord’s rights to collect such Additional Rent or other charges payable hereunder.
Sub-Sublandlord shall have the same remedies for a default in the payment of Additional Rent and other charges payable hereunder as it has for a default in the payment of Fixed Rent. If the Rent Commencement Date or Expiration Date shall occur on a
date other than the first (1st) day of a calendar month, the Fixed Rent for such month shall be pro-rated based on the number of days in such calendar month. 
 (d) Any Additional Rent payable by Sub-Sublandlord pursuant to the provisions of Section 11 of the Original Sublease shall be payable by Sub-Subtenant to Sub-Sublandlord as a direct pass through; provided,
however, Sub-Subtenant’s Base Year for Real Estate Taxes shall be the sum of the Taxes for the time period from July 1, 2008 to and including June 30, 2009. 
 (e) Fixed Rent, Additional Rent and all other charges payable hereunder shall be paid to Sub-Sublandlord in lawful money of the United States at the
address of Sub-Sublandlord set forth at the head of this Sublease, or to such other person and/or such other address as Sub-Sublandlord may from time to time designate by notice to Sub-Subtenant; or, by wire transfer to an account designated by
Sub-Sublandlord in writing, from time to time. 
 4. Incorporation by Reference. Except to the extent inapplicable, modified by or
inconsistent with the terms and conditions of this Sublease, the terms, covenants and conditions of the Overlease (i) are incorporated herein by reference, (ii) are, as to those to be performed or complied with by Sub-Sublandlord (as
“Subtenant” therein), hereby assumed by Sub-Subtenant, and (iii) shall have the same force and affect as though herein set forth at length. For the purposes of this incorporation, the term “Sublandlord” as used and referred
to therein shall refer to Sub-Sublandlord, the term “Subtenant” as used and referred to therein shall refer to Sub-Subtenant, and the term “Sublease” as used and referred to therein shall refer to this Sublease. Without limiting
the foregoing, all acts to be done by, and all obligations of, Sub-Sublandlord, as Subtenant under the Overlease, shall be done or performed by Sub-Subtenant with respect to the Subleased Premises except as otherwise provided by this Sublease, and
Sub-Subtenant’s obligations shall run both to Sub-Sublandlord, Sub-Landlord and Overlandlord as determined by the terms 

 
of the Overlease and the respective interests of Sub-Sublandlord, Sublandlord and Overlandlord as reasonably determined by Sub-Sublandlord. Sub-Subtenant
shall indemnify and hold harmless Sub-Sublandlord from any and all claims, damages, costs and expenses including, but not limited to, reasonable attorneys’ fees and costs, relating to or arising from the non-performance or non-observance of any
such obligations. Sub-Subtenant shall not do, nor permit to be done, any act or thing which would result in an increase in Sub-Sublandlord’s rent or any other obligation under the Overlease, or any other thing which would constitute a default
under the Overlease and Sub-Subtenant shall be responsible for any and all charges or damages resulting therefrom. For purposes of clarification, this incorporation provision also incorporates the incorporation by reference provisions set forth in
Sections 3(A) and (B) of the Original Sublease. All time limits as shortened by the provisions of Section 3(C) of the Original Sublease are further shortened by a period of two days; provided that where Sub-Sublandlord shall have two
(2) Business Days (the term “Business Day” being defined as defined in the Overlease) for notice, demand or cure as the case may be, Sub-Subtenant shall only have one (1) Business Day. 
 5. Sub-Sublandlord Obligations. Sub-Sublandlord shall have no obligation to perform any work or services in or to the Subleased Premises or to
perform any other obligation of the Sublandlord under the Original Sublease, but Sub-Subtenant shall be entitled to have the benefit of the work and services to be provided or rendered by the Sublandlord in accordance with the provisions of
Section 4 of the Original Sublease. Sub-Subtenant shall not have the right to require or obtain performance by Sub-Sublandlord and shall have no claim against Sub-Sublandlord by reason of Sublandlord’s failure or refusal to comply with any
of the terms of the Original Sublease; provided, that Sub-Sublandlord shall, upon Sub-Subtenant’s written request and conditioned upon Sub-Subtenant being in full compliance with the terms and provisions of the Sublease, demand in writing that
Sublandlord promptly remedy any such failure or refusal under the Original Sublease. 
 6. Defaults by Sub-Subtenant. In the event
that Sub-Subtenant shall be in default under any covenant, or shall fail to honor any obligation under this Sublease, Sub-Sublandlord shall have available to it all of the remedies available to Sublandlord under the Overlease in the event of a like
default or failure on the part of the Subtenant thereunder. 
 7. Assignment and Sublet. Sub-Subtenant shall not, by operation of law
or otherwise, assign, sell, mortgage, pledge or in any manner transfer this Sublease or any interest therein, or sublet the Subleased Premises or any part or parts thereof, or grant any concession or license or otherwise permit occupancy of all or
any part of the Subleased Premises by any person other than Sub-Subtenant without the prior written consent of Sub-Sublandlord and Sublandlord. Notwithstanding the foregoing and subject to the provisions of the Overlease, all other provisions of
Section 16 of the Original Sublease shall apply with respect to any request of Sub-Subtenant to sublet the Sublease Premises or assign this Sublease. Consistent with Section 4 of this Sublease, the terms and provisions applicable to
Sublandlord thereunder apply to Sub-Sublandlord herein and the terms and provisions applicable to Subtenant thereunder apply to Sub-Subtenant herein. 
 8. Liquidated Damages. If the Original Sublease shall be terminated by reason of a default on the part of Sub-Subtenant with respect to any of the terms and conditions of this Sublease, Sub-Sublandlord shall be
entitled to recover from Sub-Subtenant as liquidated damages (a) such amount or amounts as will be equal to the damages which Sublandlord shall be entitled to recover from Sub-Sublandlord in connection with such termination of the Original
Sublease, and (b) the expenses incurred by Sub-Sublandlord in collecting the amounts referred to in (a) above, including but not limited to, reasonable attorneys’ fees and costs. 
 9. Notices. Sub-Sublandlord and Sub-Subtenant shall each deliver to the other copies of all notices, requests, or demands which relate to the
Subleased Premises or any portion thereof promptly after receipt thereof from the Landlord under the Overlease. 
 10. Security
Deposit. (a) On or before the Commencement Date, Sub-Subtenant shall deposit with Sub-Sublandlord a security deposit equal to $254,409.50 for the full and faithful performance of Sub-Subtenant’s obligations under this Sublease.
The security deposit shall be held by Sub-Sublandlord in a segregated interest bearing account (or sub-account) and in compliance with applicable laws (interest earned, after deduction of permitted statutory administration fees) shall, provided
Sub-Subtenant is not then in default under the terms of this Sublease, be paid to Sub-Subtenant not more frequently than 

 
annually after written demand therefore from Sub-Subtenant to Sub-Sublandlord. In the event Sub-Subtenant defaults in respect of any of the terms,
provisions, and conditions of this Sublease, including but not limited to the payment of Fixed Rent and other charges provided for herein, Sub-Sublandlord may use, apply or retain the whole or any part of the security deposit to the extent required
to cure Sub-Subtenant’s default, for Fixed Rent, Additional Rent, additional charges, or any other obligation, and Sub-Subtenant shall restore the security deposit to the original sum deposited. Provided there has been no default at any time
under this Sublease, Sub-Landlord agrees to reduce the security deposit requirement to $127,204.75 effective March 29, 2012. Any such reduction amounts shall be credited by Sub-Sublandlord against the next rental payments due by Sub-Subtenant
hereunder. Provided Sub-Subtenant is not in default, the security deposit (less any portions used, applied or retained pursuant to the foregoing) shall be returned to Sub-Subtenant upon the termination of this Sublease, as provided for herein. In
the event Sub-Sublandlord assigns this Sublease, Sub-Subtenant shall release Sub-Sublandlord from all liability for the return of such security and Sub-Subtenant shall look solely to the new Sub-Sublandlord for such return of the security; provided,
that the provisions hereof shall apply to every transfer or assignment made of the security to a new Sub-Sublandlord. 
 (b) In lieu of the
cash security deposit provided for in Section 10(a) hereof, Sub-Subtenant may at any time during the Term or upon the execution and delivery of this Sublease by the parties hereto deliver to Sub-Sublandlord and shall thereafter, except as
otherwise provided herein, maintain in effect at all times during the Term, a clean, irrevocable letter of credit, in form and substance reasonably satisfactory to Sub-Sublandlord, (provided that the form of such letter of credit shall be delivered
to and approved by Sub-Sublandlord in draft form prior to its issuance), in the amount of the security required pursuant to this Section 10, issued by a commercial bank reasonably satisfactory to Sub-Sublandlord and having its principal place
of business or its duly licensed branch or agency in the City of New York where drafts on the letter of credit may be presented for payment. Draws may be made under such letter of credit without any additional instruments or documentation other than
a simple draft. Such letter of credit shall have an expiration date no earlier than the first anniversary of the date of issuance thereof and shall be automatically renewed from year to year unless terminated by the issuer thereof by notice to
Sub-Sublandlord given by certified or registered mail, return receipt requested not less than thirty (30) days prior to the expiration thereof. Except as otherwise provided in this Section 10, Sub-Subtenant shall, throughout the Term
deliver to Sub-Sublandlord, in the event of the termination of any such letter of credit, replacement letters of credit in lieu thereof (each such letter of credit and such extensions or replacements thereof, as the case may be, is hereinafter
referred to as a “Security Letter”) no later than thirty (30) days prior to the expiration date of the preceding Security Letter. The term of each such Security Letter shall be not less than one (1) year and shall be
automatically renewable from year to year as aforesaid. If Sub-Subtenant shall fail to obtain any replacements of a Security Letter within the time limits set forth in this Section 10(b), Sub-Sublandlord may draw down the full amount of the
existing Security Letter and retain the same as security hereunder. Sub-Subtenant shall have the right to substitute for any Security Letter then being held by Sub-Sublandlord a substitute Security Letter which satisfies all of the requirements of
this Section 10(b), provided that Sub-Sublandlord shall not be obligated to relinquish the Security Letter then being held by Sub-Sublandlord until such new Security Letter has been delivered to Sub-Sublandlord. Should Sub-Sublandlord be
entitled to draw upon a Security Letter, the proceeds thereof may be applied to the same extent as if a cash security deposit had been posted. Should Sub-Sublandlord be entitled to draw upon a Security Letter, then within ten (10) days of
demand therefor, Sub-Subtenant shall provide either cash, a new Security Letter or an amendment to the existing Security Letter so that the Sub-Sublandlord shall be holding in cash security or the undrawn amounts of Security Letters, the amount set
forth above as the original security deposit. 
 (c) In the event of a sale, transfer or assignment of the Original Sublease, Sub-Sublandlord
shall have the right to require Sub-Subtenant to deliver a replacement Security Letter naming the new Sub-Sublandlord as beneficiary and, if Sub-Subtenant shall fail to timely deliver the same within ten (10) Business Days after written request
therefor, to draw down the existing Security Letter and retain the proceeds as security hereunder until a replacement Security Letter is delivered. Sub-Subtenant hereby acknowledges and agrees that in connection with any transfer by Sub-Sublandlord
or its successors or assigns hereunder of Sub-Sublandlord’s interest in the Security Letter, and the delivery of a replacement 

 
Security Letter as provided herein, Sub-Subtenant shall be solely liable to pay any transfer fees charged by the issuing bank to Sub-Sublandlord or the
transferee in connection with any such transfer of the Security Letter, as Additional Rent hereunder, within twenty (20) days after delivery to Sub-Subtenant of an invoice therefor. 
 11. Termination. This Sublease shall terminate upon the earlier of termination of the Overlease pursuant to provisions of the Overlease or upon
termination of the Sublease as provided herein. 
 12. Insurance. Sub-Subtenant shall maintain insurance in accordance with the
provisions of Section 17 of the Original Sublease, except that Sub-Sublandlord, Sublandlord and Overlandlord shall be named as additional insured with respect so such polices. 
 13. Indemnity. (a) Sub-Subtenant does hereby indemnify and hold harmless Sub-Sublandlord, Sublandlord and Overlandlord (individually and
collectively the “Landlords”) from and against any and all losses, costs, damages, expenses, fees, charges, costs of settlement, and liabilities, including, without limitation, reasonable attorneys’ fees and disbursements, incurred or
paid by any of the Landlords, and shall defend Landlords against all claims, assertions, actions, proceedings and suits relating to: (i) the conduct of Sub-Subtenant’s business in, or use or occupancy of, the Subleased Premises;
(ii) any accidents, damages or injuries to persons or property occurring in, on or about the Subleased Premises, other than accidents, damages or injuries caused by Sub-Sublandlord, Sublandlord or Overlandlord, or their respective officers,
employees, agents or contractors; (iii) any breach or default by Sub-Subtenant in the observance or performance of the covenants and agreements contained herein, or the Overlease as incorporated herein by reference; (iv) any work done in
or to the Subleased Premises by Sub-Subtenant or Sub-Subtenant’s contractors, agents or employees; (v) any act, omission or negligence on the part of Sub-Subtenant and/or its officers, employees, agents, customers, contractors or invitees,
or any person claiming through or under sub-Subtenant; or (vi) any losses of or damages to property, injuries to person, or claims of other subtenants or occupants of Sub-Subtenant or of any other tenant or occupant of the Building, arising out
of or in connection with any alterations, additions or improvements in or to the Subleased Premises by Sub-Subtenant or Sub-Subtenant’s contractors, agents or employees, or acts, omissions or negligence in connection herewith. 
 (b) For purposes of clarification, Section 31 of the Original Sublease is further incorporated into this provision and Sublease. When used therein,
the term “Sublandlord” applies to Sub-Sublandlord, the term “Subtenant” applies to Sub-Subtenant and the term “Overlandlord” refers to Sublandlord. 
 14. Conflicts. In the event of any conflict between the provisions of the Original Sublease and the provisions of the Sublease, the provisions of
this Sublease shall control. 
 15. Successors and Assigns. Except as otherwise contained herein, the provisions hereof shall apply
to, bind and inure to the benefit of Sub-Sublandlord and Sub-Subtenant, and their respective heirs, successors, legal representatives and permitted assigns. 
 16. Furniture. Provided Sublandlord consents to the Sublease, Sub-Sublandlord acknowledges that Sub-Subtenant shall have the same rights to use the furniture set forth in Exhibit B to and covered under
Section 35 of the Original Sublease pursuant to the same terms and conditions set forth therein. In addition, Sub-Subtenant shall have the same rights and obligations with respect to the two conference tables in the Subleased Premises and the
television stand and desk in the reception area which property belongs to Sub-Sublandlord. Sub-Sublandlord has not and does not now make any representations or warranties, express or implied, with regard to any such furniture and the Sub-Subtenant
agrees to accept same in its present “as is” condition, subject to normal wear and tear between the date hereof and the Commencement Date. 
 17. Notices. Any notice by either party to the other shall be in writing and shall be
deemed to have been sufficiently given if delivered personally, sent by registered or certified mail, or by Federal Express or such other nationally recognized overnight courier, addressed to Sub- Subtenant at the Building and if to Sub-Sublandlord,
the address as set forth above; or, to either at such other address as the respective parties may designate in writing. Notice shall be deemed to have been given upon the earlier of actual receipt or upon the tenth (10th) day after the mailing thereof. 

 18. Brokerage. Sub-Sublandlord and Sub-Subtenant represent to each other that they have dealt with
no broker, finder or other similar person in bringing about this Sublease other than Newmark Knight Frank and Studley (collectively the “Broker”). Sub-Sublandlord and Sub-Subtenant agree to indemnify, defend and hold harmless, the other
from and against any claims made by any broker, finder or other person for a brokerage commission, finder’s fee, or similar compensation other than the Broker, by reason of or in connection with this Sublease, and any loss, liability, damage,
cost and expense (including, without limitation, reasonable attorneys’ fees and disbursements) in the event the representation set forth above and made by such party shall be untrue. Sub-Sublandlord shall pay all fees or commissions due and
owing to the Broker pursuant to a separate agreement. 
 19. Special Termination Rights. (a) Provided
(i) Sub-Subtenant is not then in default and (ii) there have not been two or more defaults by Sub-Subtenant during the term of this Sublease, Sub-Subtenant shall have a one-time right to terminate this Sublease (the “Termination
Right”), such termination to be effective as of any date on or between November 1, 2011 and March 29, 2012 (the “Termination Date”); provided, however, such Termination Right shall only be available to Sub-Subtenant in the
event (a) all or substantially all of the ownership interests in Sub-Subtenant are (or substantially all of its assets are) acquired by an unrelated third party in an arms length transaction not entered into for the purpose of triggering this
termination right, and (b) Sub-Subtenant (or its successor) delivers irrevocable written notice to Sub-Sublandlord not less than nine (9) months prior to the proposed Termination Date. On or before the Termination Date, Sub-Subtenant shall
provide Sub-Sublandlord with a payment (the “Termination Payment”) equal to the unamortized portion of the Rent Abatement and of the brokerage commissions paid by Sub-Sublandlord to the Broker pursuant to Section 18 of this Sublease,
in each case as of the Termination Date. Upon written request by Sub-Subtenant, Sub-Sublandlord shall provide Sub-Subtenant with a calculation for, and reasonable substantiation of, the Termination Payment. If Sub-Subtenant complies with the
foregoing requirements and all other obligations applicable to a termination, then this Sublease shall expire on the Termination Date which shall also be deemed the Expiration Date. For purposes of this Section 19(a), the term
“default” shall mean a breach of this Sublease that Sub-Subtenant fails to cure on or before the expiration of applicable notice and/or grace periods. 
 (b) This Section 19 also incorporates the terms of Section 40 (Damage and Destruction) of the Original Sublease; provided however, Sub-Subtenant is only entitled to have the benefits of any restoration work
to be performed by Sublandlord or Overlandlord and Sub-Subtenant shall not have the right to require or obtain performance by Sub-Sublandlord and shall have no claim against Sub-Sublandlord by reason of Sublandlord’s or Overlandlord’s
failure to complete such restoration work. Notwithstanding the foregoing, if Sub-Subtenant is in full compliance with the terms and provisions of this Sublease and desires to terminate the Sublease pursuant to the rights of Sub-Sublandlord under
Section 40 of the Original Sublease, it shall deliver an irrevocable notice to Sub-Sublandlord requesting Sub-Sublandlord to terminate the Original Sublease with an explanation for the basis of such termination. If Sub-Sublandlord reasonably
determines it has such a right to terminate, it shall deliver notice to Sublandlord in accordance with Section 40 and this Sublease shall terminate only upon the effective termination of the Original Sublease. 
 THE BALANCE OF THIS PAGE LEFT INTENTIONALLY BLANK 

 IN WITNESS WHEREOF, the parties have duly executed this Sublease as of the day and year first
above written. 
  

							
	WITNESS:	 		  	SUB-SUBLANDLORD:
			
		 		  	ESQUIRE DEPOSITION SERVICES, LLC
				
	  
	 		  	By:	 	  

			
	WITNESS:	 		  	SUB- SUBTENANT:
			
		 		  	FIBERNET TELECOM GROUP, INC.
				
	  
	 		  	By:	 	  

 EXHIBIT A 
 SUBLEASED PREMISES 

 EXHIBIT B 
 ORIGINAL SUBLEASEDeferred Compensation Plan for Nonemployee Directors

 Exhibit 10.1 
 HARLEY-DAVIDSON, INC. 
 DEFERRED COMPENSATION PLAN FOR NONEMPLOYEE DIRECTORS 
 (As Amended and Restated Effective January 1, 2009) 
 Concept 
 Harley-Davidson, Inc. (the “Company”) created this Plan, effective as of May 1, 1995, to assist nonemployee
directors of the Company to defer income, other than income payable under the Harley-Davidson, Inc. Director Stock Plan (the “Stock Plan”), until retirement, death, or other cessation of service as member of the Board of Directors of the
Company. The Plan is amended and restated effective January 1, 2009, to conform the terms of the Plan with the requirements of Section 409A of the Internal Revenue Code of 1986, as amended (the “Code”). 
 Administrator 
 The Nominating and Corporate Governance
Committee of the Board of Directors of the Company is the Administrator of the Plan. 
 Definitions 
 a. Affiliate: Each corporation, trade or business that, with the Company, forms part of a controlled group of corporations or group
of trades or businesses under common control within the meaning of Code Sections 414(b) or (c); provided that for purpose of determining when a nonemployee director has incurred a Separation from Service, the phrase “at least fifty percent
(50%)” shall be used in place of “at least eighty percent (80%)” each place it appears in Code Section 414(b) and (c) and the regulations thereunder. 
 b. Board: The Board of Directors of the Company. 
 c. Change of Control Event: 
 i. For purposes of distribution of the Pre-2005 Deferred Benefit Account, a change of control event as defined in Schedule A. 
 ii. For purposes of distribution of the Post-2004 Deferred Benefit Account, a change of control event as defined in regulations
promulgated by the Secretary of the Treasury for purposes of Code Section 409A, with respect to Harley-Davidson, Inc. 
 d. Separation from Service: The date on which a nonemployee director ceases service as a director of the Company and all Affiliates, provided that such cessation of service constitutes a separation from service for purposes of Code
Section 409A. 
 Eligibility 
 Directors of
the Company who are not employees of the Company (“nonemployee directors”) are eligible under the Plan. 

 Participation Requirements 
 A nonemployee director must complete a Deferred Compensation Agreement in order to defer compensation under the Plan. A nonemployee director who executes a Deferred Compensation Agreement is referred to as a
participant until all of his or her benefits hereunder are paid in full. 
 Compensation Deferral 
 A Deferred Compensation Agreement under the Plan will not apply to compensation that a nonemployee director elects to receive in the form of shares of common stock of the
Company under Section 7.1 of the Stock Plan. Each Deferred Compensation Agreement must specify the percentage of the participant’s Annual Retainer Fee that would otherwise be paid in cash and that is to be deferred, which percentage may be
one hundred percent (100%), fifty percent (50%), or none. For purposes of the Plan, the term “Annual Retainer Fee” means the annual retainer fee then in effect for service by the participant as a director, board committee chair and/or
committee member. 
 a. Initial Deferral Election. A nonemployee director may make an initial deferral election within
30 days of the date on which he or she first becomes a nonemployee director. If a nonemployee director does not make a deferral election during this period, the director will be deemed to have made a deferral election to defer none of the cash
portion of the director’s Annual Retainer Fee. A nonemployee director’s initial deferral election (i) must be in writing and delivered to the Treasurer of the Company, (ii) shall apply with respect to the portion of the
director’s Annual Retainer Fee that is to be paid in cash and that will be earned on and after the date the Treasury of the Company receives the election, and (iii) shall remain in effect from year-to-year thereafter unless modified or
revoked by a subsequent deferral election that becomes effective in accordance with the provisions hereof. 
 b. Revised
Deferral Election. Except to the extent that the Company is permitted and elects to give earlier effect to a nonemployee director’s modification or revocation to his or her deferral election in accordance with regulations promulgated by the
Secretary of the Treasury under Code Section 409A, a nonemployee director’s deferral election, once effective with respect to a calendar year, may not be revoked or modified for that calendar year. A nonemployee director may revoke or
modify his or her then current deferral election by filing a revised deferral election form, properly completed and signed, with the Treasurer of the Company. However, except to the extent that the Company is permitted and elects to give earlier
effect to a nonemployee director’s revised election in accordance with regulations promulgated by the Secretary of the Treasury under Code Section 409A, the revised deferral election will become effective on January 1 of the calendar
year following the calendar year during which the revised deferral election is received and accepted by the Treasurer of the Company, or as soon thereafter as is administratively practicable. A nonemployee director’s revised deferral election,
once effective, shall remain in effect until again modified by the nonemployee director or otherwise revoked in accordance with the provisions hereof. 
  

 2 

 Deferred Benefit Account 
 The Company will establish on its books a Deferred Benefit Account for each nonemployee director executing a Deferred Compensation Agreement. Deferred compensation shall be credited to this account as of the date on
which such compensation is deemed to accrue to the nonemployee director. Distributions shall be charged to this account as they are made. A nonemployee director’s Deferred Benefit Account shall consist of the following subaccounts, if
applicable: 
 a. Pre-2005 Deferred Benefit Account. The portion of a nonemployee director’s Deferred Benefit
Account that is attributable to the cash portion of the Annual Retainer Fee that would have been paid to the nonemployee director prior to January 1, 2005 except for the nonemployee director’s deferral election, together with any deemed
investment gain or loss thereon. 
 b. Post-2004 Deferred Benefit Account. The portion of a nonemployee director’s
Deferred Benefit Account that is attributable to the cash portion of the Annual Retainer Fee that would otherwise be paid to the nonemployee director after December 31, 2004 except for the nonemployee director’s deferral election, together
with any deemed investment gain or loss thereon. 
 Participant Investment Directions 
 Prior to July 1, 2001, interest at the Plan’s interest rate was credited to the account of each nonemployee director as of the last day of each month. Interest
was calculated by applying the Plan’s interest rate to the balances of the account on such date including distributions to be deducted on that date. The Plan’s interest rate meant, for each 12 consecutive calendar months ending after
September 1, the Moody’s Long Term Bond Rate in effect on such September 1 (or the last business day immediately preceding such date if it is a Saturday, Sunday, or holiday) divided by 12. 
 Effective July 1, 2001, each nonemployee director’s Deferred Benefit Account shall be deemed to be invested in investment options made available by the
Administrator and selected by the nonemployee director, in accordance with Administrator rules and procedures uniformly applied. 
 The Administrator shall
select and may prospectively change the investment options to be available for participant investment direction under the Plan and the number of times each year (not less than one) that participants may change investment directions. Any new or
revised participant investment direction, completed in accordance with Administrator rules, shall apply to a participant’s entire Deferred Benefit Account. The authorized representative of a deceased participant’s estate may provide
investment directions after the death of the participant and in accordance with the provisions of the Plan. 
 No Trust Fund Created

 A participant’s Deferred Benefit Account is a means of measuring the value of the participant’s deferred compensation. The account does
not create a trust fund of any kind. Any assets earmarked by the Company to pay benefits under the Plan do at all times remain with the Company. A participant has no property interest in specific assets of the Company because of the Plan. The rights
of the participant, or an estate, to benefits under the Plan shall be solely those of an unsecured creditor of the Company. 
 Statement of Account

 Following the close of each year the Company will provide statements of account to each participant. 
  

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 Distribution of Pre-2005 Deferred Benefit Account 
 Upon cessation of a nonemployee director’s service as a director of the Company for any reason, or upon the occurrence of a Change of Control Event, the Company will
make payments to the nonemployee director (or, in case of the death of the nonemployee director, to his or her beneficiary designated in accordance with the Plan or, if no such beneficiary is designated, to his or her estate), as compensation for
prior service as a director, in respect of the nonemployee director’s Pre-2005 Deferred Benefit Account. 
 a. Form of
Payments: A nonemployee director may elect to have payments in respect of the Pre-2005 Deferred Benefit Account made either in (i) a single payment, or (ii) annual installments; provided, however, that if a nonemployee director making
a deferral election under the Plan has elected to defer stock compensation under the Harley Davidson, Inc. Director Stock Plan (the “Stock Plan”), then that nonemployee director must elect a payment option with respect to the nonemployee
director’s Pre-2005 Deferred Benefit Account under the Plan that provides the same timing of deferred payments as the payment option elected with respect to the nonemployee director’s Pre-2005 Deferral Share Account under the Stock Plan.
Under the installment payment option, at the time a nonemployee director makes his or her initial deferral election, or thereafter in accordance with Plan rules, the nonemployee director may select (subject to the proviso in the immediately
preceding sentence) the number of years over which benefits are to be paid to the nonemployee director, up to a maximum of 5 years. The payment option elected shall apply to the nonemployee director’s entire Pre-2005 Deferred Benefit Account.
The installment payment option does not apply upon the occurrence of a Change of Control Event. A nonemployee director who fails to make any payment election with respect to his or her Pre-2005 Deferred Benefit Account under the Plan and has not
made a payment election with respect to the nonemployee director’s Pre-2005 Deferral Share Account under the Stock Plan shall be deemed to have elected the single payment option. A nonemployee director who fails to make any payment election
with respect to his or her Pre-2005 Deferred Benefit Account under the Plan but has made a payment election with respect to the nonemployee director’s Pre-2005 Deferral Share Account under the Stock Plan will be deemed to have elected under the
Plan the same payment option with respect to the nonemployee director’s Pre-2005 Deferred Benefit Account that he or she has made with respect to his or her pre-2005 account under the Stock Plan. If at the time of the cessation of a nonemployee
director’s service there exists a conflict in the payment options that the nonemployee director elected with respect to the Pre-2005 Deferred Benefit Account under the Plan and the nonemployee director’s payment election with respect to
his or her Pre-2005 Deferral Share Account under the Stock Plan, then that nonemployee director will be deemed to have made a payment election with respect to his or her Pre-2005 Deferred Benefit Account under the Plan that provides the same timing
of deferred payments as the payment option that the nonemployee director elected with respect to his or her Pre-2005 Deferral Share Account under the Stock Plan. 
 b. If the nonemployee director has elected the single payment option, then the Company will make payment to the nonemployee director in
respect of the nonemployee director’s Pre-2005 Deferred Benefit Account within 30 days after the end of the calendar quarter in which the nonemployee director ceases service as a director of the Company. In addition, the Company will make
payment to the nonemployee director in respect of the nonemployee director’s Pre-2005 Deferred Benefit Account promptly upon the occurrence of a Change of Control Event. 
  

 4 

 c. If the nonemployee director has elected the installment payment option, then the first
installment will be made within 30 days after the end of the calendar quarter in which the nonemployee director ceases service as a director of the Company, and each subsequent installment shall be paid in July of each calendar year following the
calendar year in which the first installment is paid to the nonemployee director during the installment period. The annual installment payment amount for any calendar year shall be determined by dividing the value of the nonemployee director’s
Pre-2005 Deferred Benefit Account as of January 1 of the year for which the payment is being made by the number of installment payments remaining to be made, and then rounding the quotient obtained for all but the final installment to the next
lowest whole dollar; provided that the final installment shall be the entire undistributed balance in the nonemployee director’s Pre-2005 Deferred Benefit Account. 
 d. Changes by a nonemployee director in the payment option elected and/or in the number of years in the installment payment period (not to
exceed 5 years) shall be in writing and filed with the Treasurer of the Company not less than 12 months before the date the nonemployee director ceases service as a director of the Company for any reason. If a change is requested less than 12 months
in advance of the date the nonemployee director ceases service as a director of the Company for any reason, then the nonemployee director’s previous valid election of a form of payment shall be given effect. 
 The Pre-2005 Deferred Benefit Account shall remain subject to participant investment direction (and adjustment for deemed investment gain or loss) during the installment
payment period. 
 Distribution of Post-2004 Deferred Benefit Account 
 Upon a nonemployee director’s Separation from Service for any reason, or upon the occurrence of a Change of Control Event, the Company will make
payments to the nonemployee director (or, in the case of the death of the nonemployee director, to his or her beneficiary designated in accordance with the Plan or, if no such beneficiary is designated, to his or her estate), as compensation for
prior service as a director, in respect of the nonemployee director’s Post-2004 Deferred Benefit Account. 
 a. Form
of Payments: At the time that a nonemployee director first makes a post-2004 deferral election under this Plan or first makes a post-2004 deferral election under the Stock Plan, whichever occurs earlier, the nonemployee director shall make a
payment election which shall govern distribution of both the nonemployee director’s Post-2004 Deferred Benefit Account under this Plan and the nonemployee director’s Post-2004 Deferral Share Account under the Stock Plan. In such payment
election, the nonemployee director may elect to have payments made either in (i) a single payment, or (ii) annual installments. Under the installment payment option, the nonemployee director may select the number of years over which
benefits are to be paid to the nonemployee director, up to a maximum of 5 years. The payment option elected shall apply to the nonemployee director’s entire Post-2004 Deferred Benefit Account under this Plan and the nonemployee’s
director’s entire Post-2004 Deferral Share Account under the Stock Plan. The installment payment option does not apply upon the occurrence of a Change of Control Event. A nonemployee director who fails to make a payment election shall be deemed
to have elected the single payment option. Prior to January 1, 2009, a nonemployee director may change his or her payment election by filing a revised payment election form, properly completed and signed, with the Treasurer of the Company;
provided that a revised election submitted during calendar 

  

 5 

 
year 2006, 2007 or 2008 may not operate to defer into a subsequent calendar year the distribution of amounts that otherwise would have been paid in the
calendar year in which the revised election is submitted, or to accelerate into the calendar year in which the revised election is submitted amounts that otherwise were scheduled for distribution in a subsequent calendar year. Changes in a payment
election are not permitted on or after January 1, 2009. 
 b. If the nonemployee director has elected the single payment
option, then the Company will make payment to the nonemployee director in respect of the nonemployee director’s Post-2004 Deferred Benefit Account within 30 days after the end of the calendar quarter in which occurs the nonemployee
director’s Separation from Service. In addition, the Company will make payment to the nonemployee director in respect of the nonemployee director’s Post-2004 Deferred Benefit Account within 30 days following the occurrence of a Change of
Control Event. 
 c. If the nonemployee director has elected the installment payment option, then the first installment will
be made within 30 days after the end of the calendar quarter in which occurs the nonemployee director’s Separation from Service, and each subsequent installment shall be paid in July of each calendar year following the calendar year in which
the first installment is paid to the nonemployee director during the installment period. The annual installment payment amount for any calendar year shall be determined by dividing the value of the nonemployee director’s Post-2004 Deferred
Benefit Account as of January 1 of the year for which the payment is being made by the number of installment payments remaining to be made, and then rounding the quotient obtained for all but the final installment to the next lowest whole
dollar; provided that the final installment shall be the entire undistributed balance in the nonemployee director’s Post-2004 Deferred Benefit Account. 
 The Post-2004 Deferred Benefit Account shall remain subject to participant investment direction (and adjustment for deemed investment gain or loss) during the installment payment period. 
 Hardship Payments 
 The Administrator may, in its sole
discretion, upon the finding that the nonemployee director has suffered an “unforeseeable emergency” , distribute to the nonemployee director part or all of the nonemployee director’s Deferred Benefit Account, as needed to meet the
nonemployee director’s need. An “unforeseeable emergency” means a severe financial hardship to the nonemployee director resulting from an illness or accident of the nonemployee director, the nonemployee director’s spouse, or the
nonemployee director’s dependent (as defined in Internal Revenue Code Section 152(a) without regard to Sections 152(b)(1), (b)(2), and (d)(1)(B)), loss of the nonemployee director’s property due to casualty, or other similar
extraordinary and unforeseeable circumstances arising as a result of events beyond the control of the nonemployee director. The amount authorized by the Administrator for distribution with respect to an emergency may not exceed the amounts necessary
to satisfy the emergency plus amounts necessary to pay taxes reasonably anticipated as a result of the distribution, after taking into account the extent to which such hardship is or may be relieved through reimbursement or compensation by insurance
or otherwise or by liquidation of the nonemployee director’s assets, to the extent that liquidation of such assets would not itself cause severe financial hardship. 
  

 6 

 Designation of Beneficiary 
 Each participant entitled to any payments from his or her Deferred Benefit Account from time to time may designate a beneficiary or beneficiaries to whom any such payments are to be paid in case of the
participant’s death before receipt of any or all of such payments. Any designation will revoke all prior designations by the participant, shall be in a form prescribed by the Company and will be effective only when filed by the participant,
during his or her lifetime, in writing with the Treasurer of the Company. References in the Plan to a participant’s “beneficiary” at any date shall include such persons designated as concurrent beneficiaries on the director’s
beneficiary designation form then in effect. In the absence of any such designation, any balance remaining in a participant’s Deferred Benefit Account at the time of the participant’s death shall be paid to such participant’s estate
in a lump sum. 
 Assignment 
 A participant may
not assign the right to receive benefits under the Plan. 
 Not a Contract to Continue as Director 
 This Plan may not be construed as giving any person the right to be retained as a director of the Company. 
 Taxes 
 The Company may withhold from all benefit payments any amounts which may be required to be withheld
under applicable tax laws. 
 Amendment and Termination 
 The Company may, at any time, by action of the Nominating and Corporate Governance Committee of the Board of Directors of the Company, amend the Plan, with prospective effect, or terminate the Plan. The Company may not, however, reduce any
benefit payments to or on behalf of a nonemployee director based on deferrals already made, without the nonemployee director’s consent. 
 Distribution of Benefits Following Plan Termination 
 Termination of the Plan will operate to accelerate distribution of benefits only
to the extent permitted under Code Section 409A, including: 
 a. The Plan is terminated within twelve (12) months
of a corporate dissolution taxed under Code Section 331, or with the approval of a bankruptcy court pursuant to 11 U.S.C. §503(b)(1)(A), and the amounts accrued under the Plan but not yet paid are distributed to nonemployee directors or
their beneficiaries, as applicable, in a single sum payment, regardless of any distribution election then in effect, by the latest of: (1) the last day of the calendar year in which the Plan termination and liquidation occurs, (2) the last
day of the calendar year in which the amount is no longer subject to a substantial risk of forfeiture, or (3) the last day of the first calendar year in which payment is administratively practicable. 
  

 7 

 b. The Plan is terminated at any other time, provided that such termination does not
occur proximate to a downturn in the financial health of the Company or an Affiliate. In such event, all amounts accrued under the Plan but not yet paid will be distributed to all nonemployee directors and their beneficiaries, as applicable, in a
single sum payment no earlier than twelve (12) months (and no later than twenty-four (24) months) after the date of termination, regardless of any distribution election then in effect. This provision shall not be effective unless all other
plans required to be aggregated with this Plan under Code Section 409A are also terminated and liquidated. Notwithstanding the foregoing, any payment that would otherwise be paid during the twelve (12)-month period beginning on the Plan
termination date pursuant to the terms of the Plan shall be paid in accordance with such terms. In addition, the Company or any Affiliate shall be prohibited from adopting a similar arrangement within three (3) years following the date of the
Plan’s termination, unless any individual who was eligible under this Plan is excluded from participating thereunder for such three (3) year period. 
 Except as provided in Paragraphs a. and b. above or as otherwise permitted in regulations promulgated by the Secretary of the Treasury under Code Section 409A, any action that terminates the Plan but that does not qualify for
accelerated distribution under Code Section 409A shall instead be construed as an amendment to discontinue further benefit accruals, but the Plan will continue to operate, in accordance with its terms as from time to time amended and in
accordance with applicable elections by the nonemployee director, with respect to the nonemployee director’s benefit accrued through the date of termination, and in no event shall any such action purporting to terminate the Plan form the basis
for accelerating distributions to the nonemployee director or a beneficiary. 
 Construction 
 The Plan is to be construed under the laws of the State of Wisconsin, without reference to conflict of law principles thereof. 
 Binding Agreement 
 This Plan is binding upon the Company and
participants and their respective successors, assigns, heirs, executors, and beneficiaries. 
 Miscellaneous Section 409A Rules

 a. Accelerated Distribution Following Section 409A Failure. If an amount under this Plan is
required to be included in a nonemployee director’s income under Code Section 409A prior to the date such amount is actually distributed, the nonemployee director shall receive a distribution, in a single sum, within ninety (90) days
after the date it is finally determined that the Plan fails to meet the requirements of Code Section 409A. The distribution shall equal the amount required to be included in the nonemployee director’s income as a result of such failure.

 b. Permitted Delay in Payment. If a distribution required under the terms of this Plan would jeopardize the
ability of the Company or of an Affiliate to continue as a going concern, the Company or the Affiliate shall not be required to make such distribution. Rather, the distribution shall be delayed until the first date that making the distribution does
not jeopardize the ability of the Company or of an Affiliate to continue as a going concern. Further, if any distribution pursuant to the Plan will violate the terms of Section 16(b) of the Securities Exchange Act of 1934 or other Federal
securities laws, or any other applicable law, then the distribution shall be delayed until the earliest date on which making the distribution will not violate such law. 
  

 8 

 AS AMENDED, pursuant to authorization of the Board of Directors of the Company as of: 
  

					
	Date:	 	 
	
	HARLEY-DAVIDSON, INC.
		
	By:	 	 
			
		 	Its:	 	 

  

 9 

 SCHEDULE A TO THE 
 HARLEY-DAVIDSON, INC. 
 DEFERRED COMPENSATION PLAN FOR NONEMPLOYEE DIRECTS 
 For purposes of clause i of the definition of Change of Control Event, a Change of Control Event means any one of the following: 
 a. Continuing directors no longer constitute at least two-thirds of the directors of Harley-Davidson, Inc. “Continuing director”
means any individual who is either (i) a member of the Board on May 3, 2003, or (ii) a member of the Board whose election or nomination to the Board was approved by a vote of at least two-thirds (2/3) of the Continuing Directors
(other than a person whose election was as a result of an actual or threatened proxy or other control contest); 
 b. Any
person or group of persons (as defined in Rule 13d-5 under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)), together with its affiliates, becomes the beneficial owner, directly or indirectly, of twenty percent
(20%) or more of the then outstanding common stock of Harley-Davidson, Inc. or twenty percent (20%) or more of the voting power of the then outstanding securities of Harley-Davidson, Inc. entitled generally to vote for the election of the
members of the Board; 
 c. The approval by the shareholders of Harley-Davidson, Inc. of the merger or consolidation of
Harley-Davidson, Inc. with any other corporation, the sale of substantially all of the assets of Harley-Davidson, Inc., or the liquidation or dissolution, of Harley-Davidson, Inc., unless, in the case of a merger or consolidation, the then
Continuing Directors in office immediately prior to such merger or consolidation will constitute at least two-thirds (2/3) of the directors of the surviving corporation of such merger or consolidation and any parent (as such term is defined in
Rule 12b-2 under the Exchange) of such corporation; or 
 d. At least two-thirds (2/3) of the then Continuing Directors
in office immediately prior to any other action proposed to be taken by the shareholders of Harley-Davidson, Inc. or by the Board determines that such proposed action, if taken, would constitute a change of control of Harley-Davidson, Inc. and such
action is taken. 
  

 10

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