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h. Maintenance and Repairs of the Premises -Except for maintenance and repairs necessitated by the willful acts or negligence of Bean Sprouts, or its agents, employees, invitees, licensees or customers, City shall be responsible for the costs of maintaining the exterior of the Premises, roof, foundation and structural components of the Premises as well as the parking lot, exterior and landscaped areas. City shall also be responsible for the replacement of all mechanical systems (including without limitation electric, HVAC and plumbing) when they reach the end of their useful life. City will have sole discretion to determine whether the mechanical systems have reached the end of their useful life. The City will use reasonable standards in the industry to determine when mechanical systems have reached the end of their useful life. Bean Sprouts shall be responsible for maintaining the interior of the Premises throughout the term of this Agreement in good condition. City acknowledges that normal wear and tear will occur. Bean Sprouts will be responsible at its expense as follows: 1) Repairs and maintenance for all equipment, furniture, and fixtures used within the Premises including but not limited to light factures, light bulbs, starters, equipment motors, and other similar items; 2) Cleaning of the Premises; 3) Equipment storage and maintenance 4) Storage and/or disposal of grease and flammable materials; S) Storage and disposal of garbage. City shall designate location(s) of garbage bins. 6) Repair and maintenance (but not replacement) of all water, sewer and electrical lines maintained inside the Premises; 7) Repair and maintenance of floor within the Premises. i. Alterations not Allowed Unless Authorized by City- Alteration other than the proposed modifications and improvements discussed herein are not allowed to the Premises unless approved in writing by the City before the alterations are made; provided that Bean Sprouts may make non-structural changes, that do not require a building permit, to the interior of the Premises only, and which do not, individually, require more than $3,000 in expenditures, by providing City at least thirty (30) days prior written notice thereof. j. Satellite Carts -Bean Sprouts may have satellite carts at the Carrousel Plaza between the carrousel line and the train rides and/or at the Conservation Education Theater. When carts are not in use, they must be stored in the non-public area of the Zoo. Additional carts may be allowed with the Zoo Manager's prior approval. Sales from any satellite carts shall be included in Bean Sprouts' monthly concessions sates. RIGHTS OF THE CITY City has all rights and powers provided by law which have not been expressly granted to Bean Sprouts pursuant to this Agreement, including but not limited to: Page 5 of 17