TheGlobe - Data Center Space Lease

DATA CENTER SPACE LEASE







TELEHOUSE INTERNATIONAL CORPORATION OF AMERICA

(LANDLORD)





THEGLOBE.COM

(TENANT)







SITE E/THIRD FLOOR

TELEHOUSE CENTER

7 TELEPORT DRIVE

STATEN ISLAND, NY



Dated: August 24, 1998



TABLE OF CONTENTS



DATA CENTER SPACE LEASE





EXECUTION COPY











ARTICLE I - FUNDAMENTAL LEASE PROVISIONS



1.1 Fundamental Lease Provisions 1

1.2 Effect of Reference to a Fundamental Lease Provision 3

1.3 Definitions 3

1.4 Other Interpretive Provisions 5





ARTICLE II - PREMISES AND LEASE TERM



2.1 Premises; Rentable Area Calculation 5

2.1.1 Demise of Premises 5

2.1.2 Determination of Rentable Area of the Premises 5

2.1.3 Appurtenant Facilities 6

2.2 Lease Term; Commencement Date 6

2.3 Preparation of Premises 6

2.4 Failure to Deliver Possession 7





ARTICLE III - LIMITATIONS ON LANDLORD'S WORK.OWNERSHIP OF IMPROVEMENTS



3.1 Tenant Improvements 7

3.2 Ownership of Improvements 7

ARTICLE IV- RENTS



4.1 Rents 8

4.2 Payment of Rents 8

4.3 Payment of Base Rent 8

4.4 Rent for a Partial Month 8

4.5 [Intentionally Omitted.] 8

4.6 Interest 8

4.7 Payments Included in Rents 8

4.8 Government Rent Restrictions 8

4.9 Partial Pavment 9





ARTICLE V - TAX AND OPERATING EXPENSE ADJUSTMENTS



5.1 Tax and Operating Expense Definitions 9

5.1.1 Lease Year 9

5.1.2 [Intentionally omitted.] 9

5.1.3 Taxes 9

5.1.4 [Intentionally omitted.] 10

5.1.5 Building Operating Expenses 10

5.1.6 Building Operating Expenses- Exclusions 12

5.1.7 Building Operating Expenses Adjustment 13

5.2 Payment of Taxes and Building Operating Expenses 13

5.2.1 Payment of Tenant's Share of Taxes 13 5.2.1.1 Tax Payment and Tax Statement 13 5.2.1.2 Adjustments of Tax Payment 14 5.2.1.3 Miscellaneous Tax Matters 14

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5.2.2 Payment of Tenant's Share of Building Operating Expenses 15 5.2.2.1 Operating Expense Statement 15 5.2.2.2 Miscellaneous Building Operating Expense Matters 15 5.2.3 Tenant's Objection to Tax Statement or Operating Expense Statement 15 5.2.4 Arbitration 15



ARTICLE VI - SERVICES AND UTILITIES



6.1 Electricity 17 6.1.1 Direct Supply 17 6.1.2 Additional Electrical Equipment 17 6.1.3 Landlord's Consent to Electrical Alterations 18 6.1.4 [Intentionally Omitted] 18 6.1.5 Provision of Emergency Power 18 6.2 Water 19 6.2.1 Provision of Water 19 6.2.2 Failure of Water Supply 19 6.3 Elevators and Cleaning 19 6.4 Heating and Air Conditioning 19 6.4.1 Heating 19 6.4.2 Air Conditioning 20 6.4.3 Miscellaneous HVAC Provisions 20 6.4.4 Effect on HVAC o f Changes in Premises 20 6.5 Service Interruption 20 6.6 Additional Tenant Use 21 6.7 Exculpation of Landlord for Utiliti es 21 6.8 Access 21 6.9 Communication Facilities 21





ARTICLE VII - INSURANCE



7.1 Property Insurance 22 7.2 Liability Insurance 22 7.3 Use of Premises 22 7.4 Waiver of Subrogation 22 7.4.1 Waiver Included in Policy 22 7.4.2 Landlord's Waiver 23 7.4.3 Tenants' Waiver 23 7.4.4 Limitation on Waiver 23 7.5 Policy Requirements 23 7.6 Premium Increase 24





ARTICLE VIII - ALTERATIONS



8.1 Conditions 25 8.1.1 Alterations by Tenant 25 8.1.2 Alterations by Landlord 25 8.2 Performance 25 8.3 Liens and Violations 26 8.3.1 Discharge of Liens and Violations 26 8.3.2 Tenant's Righ t to Contest Liens 27 8.4 Labor Conditions 27 8.5 Port Authority's Fee 27 8.6 Improvement Fee 27

EXECUTION COPY





ARTICLE IX - LANDLORD'S AND TENANT'S PROPERTY





9.1 Tenant's Property 28

9.2 Fixtures 28

9.3 [Intentionally omitted] 28

9.4 Abandonment 28

9.5 Taxes on Tenant's Property and Non-Standard Tenant Improvements 29 9.5.1 Taxes on Tenant's Property 29 9.5.2 [Intentionally omitted] 29



ARTICLE X - REPAiRS AND MAINTENANCE



10.1 Land lord's Obligations 29 10.2 Tenant's Obligations 29 10.3 Exculpation of Landlord for Repairs 30 10.4 Notice 30





ARTICLE XI - USE AND COMPLIANCE WITH LAW



11.1 Use 30 11.2 Licenses and Permits 30 11.3 Proh ibited Uses 31 11.4 Compliance by Tenant 31 11.5 Service Contracts 32 11.6 Floor Load 32 11.7 Right of Repossession 32 11.8 Rules and Regulations 33 11.9 Labor Harmony 33 11.10 Landlord's and Port Authoritv's Consent 33



ARTICLE XII - RIGHTS OF LANDLORD



12.1 Conduits in Premises 33 12.2 Entry by Landlord 33 12.3 [Intentionally omitted] 34 12.4 Exhibiting the Premises 34 12.5 [Intentionally omitted] 34 12.6 Building Name and Address 34 12.7 [Intentionally omitted] 34 12.8 Security 34 12.9 Other Rights 34



ARTICLE XIII - DAMAGE OR DESTRUCTION



13.1 Restoration 34 13.2 Rent Abatement 35 13.3 [Intentionally omitted] 35 13.4 Election to Terminate 35 13.4.1 Landlord's Election to Terminate 35 13.4.2 Tena n t's Election to Terminate 35 13.5 Business Interruption 35 13.6 Tenant's Property 36 13.7 Waiver 36



ARTICLE XIV - EMINENT DOMAiN



14.1 Complete Taking 36 14.2 Partial Taking 36

EXECUTION COPY





14.3 Award 36

14.4 Temporary Taking 37



ARTICLE XV - SURRENDER OF PREMISES



15.1 Surrender 37

15.2 Acceptance of Surrender 37

15.3 No Merger 38

15.4 No Holding Over 38





ARTICLE XVI - EXCULPATION AND INDEMNIFICATION



16.1 Exculpation 38

16.2 Indemnity 38

16.3 Transfers of Landlord's Interest 40

16.4 Recourse Limited to Building 40

16.5 Responsibility for Infrastructure 41



ARTICLE XVII - SUBORDINATION AND ATTORNMENT



17.1 Subordination 41

17.2 Election to Subordinate 42

17.3 Notice and Cure of Landlord's Default 42

17.4 Attornment 42

17.5 Requirements of Superior Lessor or Mortgagee 43

17.6 Compliance With Ground Lease 43

17.6.1 Approval of Lease and Sublease By Port Authority 43

17.6.2 Compliance With Ground Lease 43



ARTICLE XVIII - QUIET ENJOYMENT



18.1 Quiet Enjoyment 44



ARTICLE XIX - ASSIGNMENTS AND SUBLEASES



1 9.1 [Intentionally omitted] 44

19.2 Prohibition 44

19.3 Corporate and Partnership Transactions 45

19.4 Notice to Landlord 45

19.5 [Intentionally omitted] 45

19.6 [Intentionally omitted] 45

19.7 [Intentionally omitted] 45

19.8 Consent by Landlord 45

19.9 Miscellaneous 45

19.9.1 General Terms 45

19.9.2 Tenant Remains Liable 45

19.9.3 Landlord's Consent Required 47

19.9.4 Identification of Landlord 47

19.9.5 General Sublease Provisions 47

19.9.6 Modification 47

19.10 [Intentionally omitted] 48

1 9.1 1 Additional Charges 48

19.12 Acceptance of Rent 48

19.13 Standards of Landlord's Consent 48



ARTICLE XX - ESTOPPEL CERTIFICATES



20.1 Estoppel Certificates 49

EXECUTION COPY





ARTICLE XXI - [INTENTIONALLY OMITTEDl



ARTICLE XXII - BROKER 22.1 Broker 50





ARTICLE XXIII - CONDITIONAL LIMITATIONS



23.1 Conditional Limitations 50

23.1.1 [Intentionally omitted] 50

23.1.2 Failure to Pay Rent 50

23.1.3 [Intentionally omitted] 50

23.1.4 Failure to Perform Under This Lease 50

23.1.5 [Intentionally omitted] 51

23.1.6 Admission of Inability to Pay Debts 51

23.1.7 Voluntary Proceeding 51

23.1.8 General Assignment 51

23.1.9 Involuntary Proceeding 51 23.1.10 Appointment of Trustee 51 23.1.11 Tenant's Acquiescence 51 23.1.12 [Intentionally omitted] 51 23.1.13 Waste 51 23.1.14 Hypothecation or Assignment 51 23.1.15 Service of Notice 51 23.1.16 Rent Delays 52 23.1.17 Legal Process 52

23.2 Termination 52

23.3 Remedies and Damages 52

23.3.1 Surrender and Re-Entry 52

23.3.2 Tenant's Waiver of Notice and Redemption 53

23.3.3 Damages 53

23.3.4 Rents from Reletting 54

23.3.5 Monies Received 54

23.3.6 Equitabie Remedies 54

23.4 Waiver of Trial by Jury; Tenant Not to Counterclaim 54

23.5 No Holdover by Tenant 54

23.6 Landlord's Right to Cure Defaults 54

23.7 Effects of Waivers of Default; No Other Waiver 54

23.8 Election to Terminate 55

23.9 Remedies Not Exclusive 55

23.10 Payment of Landlord's Expenses 55



ARTICLE XXIV- MISCELLANEOUS



24.1 No Recording of Lease 55

24.2 Entire Agreement 55

24.3 Amendments 56

24.4 Successors 56

24.5 Force Majeure 56

24.6 Post-Termination Obligations 56

24.7 Construction on Adjacent Premises 56

24.8 No Representations by Landlord 57

24.9 Landlord's Consent 57

24.10 Interpretation 57

EXECUTION COPY





24.10.1 Governing Law 57 24.10.2 Invalidity 57 24.10.3 Cap tions 57 24.10.4 Presumptions 57 24.10.5 Independent Covenants 57 24.10.6 Numberand Gender 57 24.10.7 Exhibits 57

24.11 Joint and Several Liability 57

24.12 Submission of Lease 58

24.13 Notices From One Pany to the Other 58

24.14 Partnership Tenant 58

24.15 Pon Authority's Immunity 58

24.16 No Discrimination 58



ATTACHMENTS



EXHIBIT A Floor Plans A-1 EXHIBIT B Special Site Fitout B-1 EXHIBIT C TELEHOUSE Tenant Cleaning Specifi cations C-1 EXHIBIT D Rules and Regulations D-1 EXHIBIT E Excessive Electricity E-1 EXHIBIT F Appurtenant Facilities F-1 EXHIBIT Z Consent Agreement Z-1

EXECUTION COPY







THE TELEPORT





DATA CENTER SPACE LEASE





ARTICLE I



FUNDAMENTAL LEASE PROVISIONS

----------------------------





SECTION 1 FUNDAMENTAL LEASE PROVISIONS

----------------------------





DATE: August 12, 1998



LANDLORD: TELEHOUSE International Corporation Of America,

a Delaware corporation.



ADDRESS OF THE

LANDLORD: 7 Teleport Drive

Staten Island, New York 10311-1011

Attention: Finance Department

Telephone: (718) 355-2500

Fax: (718) 355-2517



TENANT: theglobe.com



TENANT'S IDENTITY: Tenant is a corporation incorporated in the State of



ADDRESS OF TENANT: 31 West 21st Street

New York, NY 10010

Attention: Vance Huntley

Telephone: (212) 886-0820

Fax: (212) 367-8588

email: vance@corp.theglobe.com

PREMISES: Space consisting of a portion of the third floor in the

Building, which space is more particularly indicated by

shading on the floor plan annexed hereto as Exhibit "A".



BUILDING: The data center and office building and underlying land

known as TELEHOUSE CENTER and located at 7 Teleport Drive

in the Teleport, in the Borough of Staten Island, County

of Richmond, City and State of New York, and all rights

and interests appurtenant thereto.



BASE RENT: $201,538.00 per annum INITIAL TENANT'S SHARE OF BUILDING OPERATING EXPENSE: $14.50 per square foot of Rentable Area per annum



TENANTS SHARE: 3.57 percent



BASE PERIOD: The term of the lease commencing on September 1, 1998

through August 31, 2001.



LEASE TERM: The term of this Lease which shall include the Lease

Term and any extension or renewals thereof. A period

of 3 years (unless terminated earlier pursuant to any

of the provisions of this Lease or pursuant to law),

commencing as set forth in Section 2.2, plus a stub

period of a partial month as necessary in order for

the Lease Term to end on the last day of the month.





RECAPTURE PERCENTAGE: The Recapture Percentage shall be one hundred percent

(100%) unless a different percentage is specified as

follows: fifty percent (50%).





FIXED COMMENCEMENT DATE*: September 1, 1998



*Do Not Fill In This Date If An Outside Commencement Date Is Specified Below.



OUTSIDE COMMENCEMENT DATE**: The Outside Commencement Date is________ days after

the date of this Lease.



**Do Not Fill In This Date If A Scheduled Commencement Date Is Specified Above.



RENT COMMENCEMENT DATE: Payment of Base Rent and Additional Rent commences on

September 1, 1998.



RENTABLE AREA: 5,411.21 square feet. The useable area is 2,895

square feet.



TENANT'S BUSINESS: Communication related services.



TENANT'S BROKER: None



ADDRESS OF TENANT'S BROKER:



1.2 Effect of Reference to a Fundamental Lease Provision. Each

---------------------------------------------------- reference in this Lease to any of the Fundamental Lease Provisions contained in Section 1.1 shall be





EXECUTION COPY



construed to incorporate all of the terms provided under each such Fundamental Lease Provision.



SECTION 1.3 DEFINITIONS. Whenever used in this Lease, the following terms

----------- shall have the indicated meanings:



Additional Rent: As defined in Section 4.1.

---------------

Alterations: As defined in Section 8.1.

-----------

Appurtenant Facilities: As defined in Exhibit E.

----------------------

Base Rent: As defined in Section 4.1.

---------

Building: As defined in Section 1.1

--------

Building Operating Expenses: As defined in Section 5.1.5.

---------------------------

Business Hours: As defined in Section 6.3.

--------------

Conditional Limitation: As defined in Section 23.1.

----------------------

Commencement Date: As defined in Section 2.2.

-----------------

Critical Power: As defined in Section 6.1.5.

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Date of the Taking: As defined in Secti ...