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1.1.14. "HCD" shall mean the California Department of Housing and Community <br />Development. <br />1.1.15. "Improvements" shall mean and includes all buildings (including above- <br />ground and below ground portions thereof, and all foundations and supports), building systems <br />and equipment (such as HVAC, electrical and plumbing equipment), physical structures, fixtures, <br />hardscape, paving, curbs, gutters, sidewalks, fences, landscaping and all other improvements of <br />any type or nature whatsoever now or hereafter made or constructed on the Premises. The term <br />Improvements shall mean the Initial Improvements and any replacement improvements <br />constructed in accordance with the terms of this Lease. During the entire Term, the Improvements <br />will be restricted to the following uses: <br />(a) single-family affordable housing (ownership, rental or lease -to -own) <br />restricted to and affordable to qualifying moderate income families (up to 120% of Area Median <br />Income) or below; and <br />(b) related community -serving uses as needed for the siting of the <br />affordable housing units, as approved by the Lessor. <br />1.1.16. "Includes" shall mean "includes but is not limited to" and "including" shall <br />mean "including but is not limited to." <br />1.1.17. "Initial Improvements" shall mean the Improvements (including the <br />homes) that Developer intends to construct on the Premises during this Lease pursuant to the terms <br />and provisions of the Inclusionary Grant Agreement. <br />1.1.18. "Laws" shall mean all laws, codes, ordinances, statutes, orders and <br />regulations now or hereafter made or issued by any federal, state, county, local or other <br />governmental agency or entity that are binding on and applicable to the Premises and <br />Improvements. <br />1.1.19. "Lease" shall mean this Ground Lease (including any and all addenda, <br />amendments and exhibits hereto), as now or hereafter amended. <br />1.1.20. "Leasehold Estate" is defined in Section 15.1.1. <br />1.1.21. "Leasehold Foreclosure Transferee" is defined in Section 15.1.2. <br />1.1.22. "Leasehold Mortgage" is defined in Section 15.1.3. <br />1.1.23. "Leasehold Mortgagee" is defined in Section 15.1.4. <br />1.1.24. "Lender" shall mean: (a) a bank, savings bank, investment bank, savings <br />and loan association, mortgage company, insurance company, trust company, commercial credit <br />corporation, real estate investment trust, pension trust or real estate mortgage investment conduit; <br />or (b) some other type of lender engaged in the business of making commercial loans, provided <br />Page14 <br />80A-71 <br />