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EXHIBIT 1B
<br />EXHIBIT "R"
<br />SERVICES AND UTILITIES
<br />Tito services and utilities to be provided by Landlord are as follows:
<br />I Elavat l'Scrvhe. Nomnttendednutumutloelevotorservlce.
<br />2 WVAC. Subject to ail goveromantal Laws, rules, regulations and guidelines applicable thereto, HVAC to the Premises during Business
<br />Hours (defned below), which in Landlord's good faith judgment, is required far the comtbrtable use end occupancy of Elie Premises for general
<br />office use. Alter Hours HVAC (defined below) may be provided to the Premises upon request by Tenant, Tenant shall pay to Landlord the After
<br />Hours HVAC Rate (defined below) for all After Hours HVAC that is so requested by Tenant within ten (10) days orreceipt of Landlord's rensonably
<br />detailed bill therefilr. Tenant shall be responsible for and shall pay to Landlord any additional costs incurred by Landlord because or the failure of
<br />the HVAC system to perform its function due to: (a) arrangement of partitioning in ilia Premises or changes or alterations thereto, (b) any use by
<br />Tenant in any portion or the Premises of heat•generating machinery or equipment other than normal office equipment, or (e) any occupancy crony
<br />portion of the Premises at densities above customary general offloe levels. "Business Boors" means 6:00 AM, to 6:00 P.M. Monday through Friday,
<br />and upon Tenant's request, 9:00 AM. to 1:00 P.M. on Saturdays, in all cases excluding the date of observation or any Holiday (defined below),
<br />"Holiday" means each of New Year's Day, Independence Day, Labor Day, Memorial Day, Thanksgiving Day, and Christmas Day, and at Landlord's
<br />discretion, any other state or nationally recognized holiday that is selected by Landlord acting consistently with Institutional Owner Practices. "After
<br />Hours HVAC" means any LIVAC that is provided to all or any portion of the Premises at the request of Tenant outside of Business Hours, The
<br />"After (lours HVAC Rate" means the Landlord's prevailing charges far supplying After Hours HVAC to the Premises, which as of Ole Effective
<br />Date is $65,00 Pei' zone (or partial zone), per hour (or partial hour), subjectto a two (2) hour minimum.
<br />3 Electricity.
<br />3.1 Atoll reasonable times, electric current as required for Building Standard lighting and factional horsepower office machines and
<br />adequate electrical facilities for connection to the lighting tixturea and Incidental use equipment urTenant; provided (list Tenant shall be responsible
<br />for distribution of electrical power from the electrical panels located on the toots) of the building on which the Premises Is located. Subject to
<br />Section of this Exhibit "F": (a) Ole electricity so fU nlshed for Tenant's Incidental use equipment to be at a nominal one hundred twenty (120)
<br />volts and with no electrical circuit for die supply of such equipment to requlm n current capacity exceeding twenty (20) Amperes and (b) the
<br />electricity so furnished for Tenant's lighting to be at a nominal one hundred twenty (120) volts and with no electrical circuit for the supply origich
<br />lighting to require a current capacity exceeding twenty (20) amperes.
<br />3.2 Notwithstanding ally provision of this Lease to the contrary; (a) Tenant covenants that its use of electric oument shall never
<br />exceed the capacity of ilia feeders, risers or electrical installations of the Building or the project, (b) the total connected electrical load for Tenant's
<br />incidental use equipment within the Promises shall in no case exceed Landlord's per usable agmtre Pact slandmrd, and (c) the total connected electrical
<br />load for Tenant's lighting fixtures within the Premises shall In no case exceed Londlond's par usable square fool standard. In addition, if Tem int's
<br />actual consumption of electrical power in ale Premises, as deteamined in good Faith by Landlord pursuant to such measurement method or methods as
<br />Landlord shall employ from lime to time (fmdluding, without IlO donlon, Ella use of submetera Ard/orpuise meters, electrical surveys and/or engineer's
<br />estimates) exceeds Ilia Electrical Power Consumption Threshold (deferred below), Tenant shall pay to Landlord, as Additional Rent In addition to
<br />those costs otherwise payable by Tenant pursuant to Article 4 the sum of: (1) Landlord's actual direct unit indirect costs ot'supplying such excess
<br />consumption, including, without limUndon, all taxes thereon, and the cost of additienai wear on Building Systems resulting from such excess
<br />consumption, fill all of Landlord's costs of monitoring and measuring such excess consumption and (nit) Landlord's reasonable administration fee
<br />thereon, The "Electrical Power Consumption Threshold" means, for any reasonable calculation period deternined by Landlord, the Landlord's
<br />nondiscdininatory per usable square foot standard for electrical consumption (which is intended to represent the average rate of consumption (a kW
<br />per usable square Foot basis) during Business Hours, of an average general office lctiont orlha Building).
<br />3.3 Without Landlord's consent, Tenant shall not install, or permit the installation, in the Premises orally lighting, computers, word
<br />processors, electronic data processing equipment or other type Ofequipmenl or machines which (a) will require a voltage otter than a nominal 120
<br />vok or require a cun'ent capacity exceeding twenty, (20) Amperes or (b) will increase Tenant's use of electric cuncnl in excess of that which
<br />Landlord is obligated to provide pursuant ut this Section 3 or this Exhibit" "("Excess Electricul Requircmenis"), If Tenant shall require orutdiize
<br />Excess Electrical Requirements or electric current which may disrupt the piuvisiun of electrical service to other tenants In the Building or the Project,
<br />Landlord, at Its election: (i) may refuse to grant its consent or (it) may condition its consent upon Tenant's payment in advance of Landlord's total
<br />direct and indirect cost (including, without limitation, a reasonable administration fee) or designing, inselling, maintaining aid providing any
<br />additional fncilitfes determined by Landlord to be required to sat'ist'y, such Excess Electrical Requirenrents (or otherwise related to the additional went
<br />on Building Systems associated (herewith). IFTenou's Increased electrical requirements will materially office[ the temperature level in the Promises
<br />or la the Building, Landlord's consent may he conditioned upon Tenant's payment or'all direct and indirect coals oriustalhuimn and operation of any
<br />machinery m- equipment necessary to restore the Eengperuturc level to that otherwise required in he provided by Landlord, including, but not limited
<br />to, the cos ol'modifinn(ions to [he Building Systems and increased went, and tear on existing (IVAC equipment Landlord shall net, hit oily, way, be
<br />liable or responsible to Tenant for any lass At, damage or expense which Target unit Incur or sustain K for any reasons beyond Landlord's
<br />reasonable control. ei lhar the quantity or chameter of eleclyde service is changed or is no longer uvailable or suhabla Por Taunt's requirements.
<br />VVnrer. City water for drinking and rest room purposes.
<br />5 dnnilm9nl Saviea. Janitorial and cleaning services, live (3) days per week (exeep[iug Hnliduvsi. collimating in the Project standards in
<br />efiucl from time to lime; provided Unit Landlord shall have no obligation Ice provide such SCIVNCs to any portions of the Premises [flat are not used
<br />exclusively An, general ofice purposes. lit oft events, Tumult shall pity to Landlord the cost of removal orTenrunt's refuse gild rubbish, to the extent
<br />that [Ire snnne exceeds the refuse and mbhish Attendant to annual office usnge and/or to the exrcnt tun "Cannot fails to keep the Premisex In reasonable
<br />order.
<br />IN rl'Cadr Cenrar Dr—Cle. nfsaarl rein Leine •I I. Exhibit F
<br />80A-176
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