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EXHIBIT 1C
<br />EXHIBIT "E"
<br />A DD IT10NA L RENT
<br />Definitions.
<br />1.1 "Base Year" means the calendar year specified in )lam 5 1 ofthe Basic Lease Provisions,
<br />1.2 "Expense Vear" means Catch Calendar year in which any portion or the Tenn or this Lease falls, through and including ale
<br />calendar year in which die Term ofthls Lease expires,
<br />1.3 "Properly Taxes' means all real property taxes, assessments, revs, charges, or impositions and other siatflar governmental or
<br />quasi -governmental ad valorem or other charges levied on or attributable to the Project or Its ownership, operation or transfer orany, and every typo;
<br />kind, category or nature, whether direct or indirect, general or special, ardir ary or extraordinary and all taxes, assessments, fees, charges or similar
<br />impositions Inrpased in Ilea or substitution (partially or totally) of the same including, without Ihnitat)on, all taxes, assessments, levies, charges or
<br />Impositions: (a) on any Interest orLandlard or any mortgagee of Londlord in the Project, the Building, the Premises or in this Lease, et• ms the
<br />Occupancy or use orspace In the Project, the Building or the Premises; (b) (o)on any trarisit taxes or charges, business or license fees or taxes, annual
<br />or periodic license or use fees, park and/or school fees, file charges, parks charges, housing fund charges; (d) Imposed for street, refuse, pollee,
<br />sidewiks, Rre protection and/or simllar cervices and/or maintenance, whether previously provided without charge or far a different charge, whetier
<br />provided by governmental agencies or private parties, and whether charged directly or indirectly through a finding 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 />orreat estate taxes: slid (1) any Costs or expenses incurred or expended by Londiard 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 the 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 />114 "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 with tie Operation, ownership, maintenance, insurance, restoration,
<br />management, replacement or repair of the Project:
<br />(a) Premiums for property, casualty, liability, rent interruption, earthquake, Flood or other types of insurance corr)ad by
<br />Landlord Pon lime to time, and any deductibles thereunder actually puid by Landlord with respect to tie project.
<br />(b) Salaries, wages and otter amounts paid or psynbla for personnel (including, without limitation, the Project manager,
<br />superintendent, operation and maintenance staff, the Parking Facilities manager, concierge (irony) and other employees of Landlord) Involved In die
<br />maintenance and operation or the Building or the Project, including contributions and premiums towards fringe benefits, unemployment taxes and
<br />insurance, social security taxes, disability end worker's compensation insurance, pension plan contributions and strafe, premiums and contributions
<br />which may be levied on such smartest wages, compensation and benefits and the total charges orany independent contractors ar property managers
<br />engaged in the operation, repair, care, araiuteni nce and cleaning Of any portion of the Building or the Project.
<br />(c) Cleaning expenses, including without limitation, janitorial services, window clemting, and garbage and refuse removal.
<br />(d) Landscaping and hnrdscapo expenses, including without limitation, irrigating, trimming, mowing, fertilizing, seeding,
<br />and replacing plants, trees and hardsenpe,
<br />(e1 The cost of providing fact, gas, electricity, water, sewer, telephone, steam and other utility services.
<br />(0 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 />Bre/life safety, security and energy management systems, including service contracts, maintenance contracts, supplies and parts with respect thereto.
<br />(g) TUc crisis orproviding access control services for, and supervision or, the Project,
<br />(h) Rental. supplies and other costs with respect to the Operation oflhe management oft ror Ilia Building.
<br />(i) All cost and fees fur liccnses, eerlifcales, permits and Inspections, and are cost IIICUrned in connection with the
<br />implementation Ora transportation system management program or similar program.
<br />(1) The crust ormplaccmcnt, repair, acquisition, installation and modification or: (A) carpeting and wall coverings, ceiling
<br />syslema Bad Mottlms in the Common Alias, and other furnishings in the Common Amu, (B) nmtcrials, tools, supplies and equipment purchased by
<br />Landlord which tiro used in the nimntennnce, operation and repair• of the Project, And (C) any other form or improvemen6s, addlill ns, repairs, or
<br />repineenlents ht the Project or the systems, equlpmeru or machinery operuted or used In connection wills die Project; provided, however, die( will,
<br />respect to the items described in clauses (A), (D) and (C) shove which constitute a capital 110,11, addition, repair at lnpruvemetl (collectively
<br />"Cnplud Items") under sound accounting and properly management principles consistently applied and determined by Lmullord, In each case the
<br />cost OI'sueh Capital (ems Shull he amortized (will interest lit the Interest Rae) over the ❑seful fl'e (the "Llialfal Life") orsuch Capital Item, as
<br />determined by the Landlord in accordance with sound uccuurr ing and properly management principles consistently applied or such other period as
<br />shall be consistent with bhsdtutionni Owner Practices,
<br />(k) Atiurneys', ocenuntuuls' and consultants' Coca and expenses in connection with the management, opeation,
<br />administration. illalt nanCe and repair ol'the flo od, including, but nol limited to, such expenses that relate to seeking or obtaining reduclkins in or
<br />ridIO'ClVir ('enrtr Ili—CI(P sJ'Snrrtn a tin Letue -I. ruN10it E
<br />80A-270
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