This excerpt taken from the NFLX 10-Q filed Aug 9, 2006.
1. Site and Shell:
All permits and fees required for approval, permits, use, and governmental sign-off. All landscape, site work, lighting, paving, and signage, utilities stubbed into the Building Shell to appropriate areas as agreed by the Parties. Common Area site landscape irrigation and site electrical will be separately metered by common house site and water meters. Work includes all vaults, fees, backflow and monitoring devices. Landlord to provide 2 4 phone conduits and 2 4 private fiber conduits to a designated spot in the building (MPOE).