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EMt11BIT "E"
<br />ADDITIONAL RENT
<br />Definitions.
<br />1.1 "Rase Year" means the calendar year specified in Item 5 I of the Basic Lease Provisions,
<br />1.2 "Expense Year" means each calendar year in which any portion of the Term of this Lease falls, through and including the
<br />calendaryear in which the Term ofthis Lease expires.
<br />1.3 "Property 'faxes" means all real property taxes, assessments, fees, charges, or impositions and otter similar governmental Or
<br />quasi -governmental ad valorem or other charges levied on or attributable to the Project or its ownership, operation or transfer orally and every type,
<br />kind, category or nature, whether direct at- indirect, general or special, ordinary or extraordinary and all taxes, assessments, fees, charges or similar
<br />impositions imposed in lieu or substitution (partially or totally) of the same including, without Ibnilation, all taxes, assessments, levies, charges or
<br />impositions;, (a) on any interest of Landlord or any mortgagee of Landlord in the Project, the Building, the Premises or in this Lease, or on the
<br />occupancy or use of space in the Project, the Building or the Premises; (b) (a) on any transit taxes or charges, business or license fees or taxes, annual
<br />or periodic license or use fees, park and/or school fees, ads charges, parks charges, housing fund charges; (d) imposed for street, refuse, police,
<br />sidewalks, fire protection and/or similar services and/or maintenance, whether previously provided without charge or for a different charge, whetter
<br />provided by governmental agencies or private parties, mid whether charged directly or indirectly through a funding mechanism designed to enhance
<br />or augment benefits and/or services provided by governmental or quasi -governmental agencies; (e) on any possessory taxes charged or levied in lieu
<br />of real estate taxes; and (f) any costs or expenses incurred or expended by Landlord in investigating, calculating, protesting, appealing or otherwise
<br />attempting to reduce or minimize such taxes. There shall be excluded from Property Taxes all income taxes, capital stock, inheritance, estate, gift, or
<br />any other taxes imposed upon or measured by Landlord's gross income or profits unless tie same is specifically included within the definition of
<br />Property Taxes above or otherwise shall be imposed in lieu of real estate taxes or other ad valorem taxes.
<br />1.4 "Operating Expenses" means all costs, fees, amounts, disbursements and expenses of every kind and nature paid or incurred by
<br />or on behalf of Landlord with respect to any Expense Year in connection vdth the operation, ownership, maintenance, insurance, restoration,
<br />management, replacement or repair ofthe Project:
<br />(a) Premiums for property, casualty, liability, rent interruption, earthquake, flood or other types of insurance carried by
<br />Landlord from time to time, and any deductibles thereunder actually paid by Landlord with respect to the Project.
<br />(b) Salaries, wages and other amounts paid or payable for personnel (including, without limitation, the Project manager,
<br />superintendent, operation and maintenance staff, the Parking Facilities manager, concierge (if any) and other employees of Landlord) involved in the
<br />maintenance and operation of the Building or the Project, including contributions and premiums towards f'inge benefits, unemployment taxes and
<br />insurance, social security taxes, disability and worker's compensation insurance, pension plan contributions and similar premiums and contributions
<br />which may be levied on such salaries, wages, compensation and benefits and the total charges of any independent contractors or property managers
<br />engaged in tine operation, repair, care, maintenance and cleaning Of any portion of the Building orthe Project.
<br />(c) Cleaning expenses, including without limitation, janitorial services, window cleaning, and garbage and refuse removal.
<br />(d) Landscaping and hadscape expenses, including without limitation, irrigating, trimming, mowing, Fertilizing, seeding,
<br />and replacing plants, trees and hardscape.
<br />(a) The cost of providing fuel, gas, electricity, water, sewer, telephone, steam and other utility services.
<br />(f) The cost of maintaining, operating, restoring, renovating, managing, repairing and replacing components orequipment
<br />or machinery, including, without limitation, heating, refrigeration, ventilation, electrical, plumbing, mechanical, elevator, escalator, sprinklers,
<br />fire/life safety, security and energy management systems, including service contracts, maintenance contracts, supplies and parts with respect thereto.
<br />(g) The costs of providing access control services for, and supervision of the Projcet.
<br />(h) Rental. supplies and other costs with respect to the operation of the management office for the Building.
<br />M All cost and fees fur licenses, certificates, permits and inspections, and the cost incurred in connection with the
<br />inhplentcntetinn of n transportation system management program or simllarprogram.
<br />(I) The cost of replacement, repair, acquisition, installation and modification of: (A) carpeting and wall coverings, ceiling
<br />systems and listucs ht the Common Areas, and (titer furnishings in the Coalition Areas, (B) materials, tools, supplies and equipment purchased by
<br />Landlord which are used in the maintenance, Operation and repair of the Project, and (C) any other form of improvements, additions, repairs, or
<br />replaceincnts to the Projeet or the systems. equipment or machinery operated or used in connection with the Project; provided, however, (list with
<br />respect to the items describe([ in clauses (A), (B) and (C) above which constitute a capital Reri, addition, repair or improvement (collectively
<br />"Capital Items") under sound accoLarthm and property management principles consistently applied and detennined by Landlord. in each case the
<br />cost of such Capital pleas shall be amortized (wide interest at the Interest Rule) over the usefd life (the "Useful Life) or such Capital Item, as
<br />determined by the Landlord in neco dunce with sound accounting and property management principles consistently applied or such other period as
<br />shall be consistent Ivith Institutional Owner Practices.
<br />(k) Auurneys', acenunuuus' slid consultants' fees and expenses in connection with the management, operation,
<br />administration. maintenance and repair of the Project, including, but not limited to, such expenses that relate to seeking or obtaining reducltuns in or
<br />801 IV CAlle Center Dr'—CRI'n/'Switu Ina Lear -I- ExhibitC
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