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EXHIBIT I
<br />Improved by Tenon(, subject to ordhiary %year and tear, For the avoIden as of doubt, it is understood and agreed that, prior to the do to upon which the
<br />Premises Is surrendered by Tenant under this Section 3,11 Tenant shall be rcquired to remove from the Premises all of the Tenant's Personal
<br />Property End all Leasehold Improvements designated for removal by Landlord in accordance with Section 10.5 below (and all damage caused by
<br />such removal repaired),
<br />3.3.2 11'Tenant rails to remove any of the Tem it's Personal Property From the Premises (or tiny portion thereof) prior to the
<br />expiration or ony earlier termination arthe Tenn (with respect to applicable portion of the Premises), and such failure continues for five (5) days
<br />following Landlord's delivery OF notice thereof, Tenant shall be deemed to have abandoned the same, in which case: (a) Landlord shall have the
<br />right, at Tenant's expense, to remove the same from the same from the Premises (and to repair any damage caused by such removal) and (b) to
<br />thereaftee (1) store the same at Tenant's expense, (11) appropriate the same for itself, and/or (Ili) sell or otherwise dispose of the some in its sole
<br />discretion, with no liability, to Tenant, In which case, Tenant shall reimburse Landlord for all casts Incanted by Landlord hi contraction with any such
<br />removal, repairs, storage and/or disposal, plus a ten percent (10%) administration fee thereon, upon demand. In addition, If Tenant fails to remove
<br />%loin the Premises (or any portion thereof) ail Leasehold Improvements designated for removal by Landlord in accordance with Section IM below
<br />and/or to repair all damage caused by its removed orally such Leasehold improvements (and/or its Tenant's Personal Property), in either case, prior
<br />to the expiration or any earlier termination of the Term (with respect to applleabde portion orth s Premises), Landlord shall have the right to remove
<br />the same from the Premises (or the applicable Portion thereon) and/or to repair such damage at Tenant's expense, in which case, Tenant shall
<br />reimburse Landlord for all costs incurred by Landlord in connection therewith, plus a ten percent (f0°IA) administration fee thereon, upon demand.
<br />This Section3.3.2shollsurvivetheexpirationoranyearlierterminationoftheTurnoffhfsLease.
<br />3.3.3 If Tenant fails to Surrender the Premises (or any portion thoreot) In accordance with this Lease (Including, without
<br />Iimitatien, Seetan 3.3.1 above), or otherwise holds possession of the Premises (or any portion thereof) after the expiration or termination of the
<br />Term, Tenant shall become a tenant at sufferance upon all of the terms contained herein, Except as to term and Base Rent. During such holdover
<br />period, Tenant shall pay to Landlord a monthly Base Rent In an amount equal to die Holdover Rental Rate. The monthly Base Rent payable for such
<br />holdoverperiod shall in no event be construed as a penalty or as liquidated damages for such retention orpossession. Neither any provision hereof
<br />nor any acceptance by Landlord of any Rent after any such expiration or earlier termination shall be deemed a consent to any holdover hereunder or
<br />result in a renewal of this Lease at an extension of the Term, or any waiver of any of Landlord's rights or remedies with respect to such holdover.
<br />Tenant shall indemnify, defend and hold Landlord harmless from and against any and all Claims (including, without limitation, for lost profits end
<br />other consequenlint damages, attorneys' fees, consultants' fees and court costs) incurred or suffered by or asserted against Landlord by reason of
<br />Tenant's reduce to surrender the Premises in accordance with die provisions of this Lease on the expiration or earlier termination of Ibis Lease.
<br />ARTICLE 4—RENT AND OTHER CHARGES
<br />4.1 Base Rent. Tenant agrees to pay during die Initial Tenn of (his Lease as Base Rent for the Premises, the sums shown for the
<br />periods shown in JIMI 4 of the Basic Lease Provisions. Except as expressly provided otherwise herein, Base Rent Shall be payable in equal
<br />consecutive monthly Inatnllmeiltt, in advance, connmenoing on the Commencement Date and continuing on the tenth (10) day of each calendar month
<br />thereafter; provided diet die first full monthly Instalini of Base Rcnt, described In lied" of the Basic Leone Provisions, shall be.payable upon
<br />Tenant's execution or (his Lease. Landlord will cooperate with Tenant to accommodate payment of Rent (or certain types of Rent) via AC61
<br />payments.
<br />4.2 Tenant's Percentage Mare. Subject to the provisions of this Lease and in accordance with Exhibit "E", started hereto, in
<br />addition 10 paying Ease Rent, with respect to each Expense Year (defined in Exhibit "17 Tenant shall also poyr (a) Tenant's Percentage Share
<br />(defined In Emil ihit "E") a Excess operating Expenses (defined in Exhibit " ' and (b) Tenant's Percentage Share of Excess Property Taxes (def led
<br />in Exhibit "E").
<br />413 j'arldlia pees,
<br />4.3.1 Subject to Section 4.3.2 below, on de first day of each calendar month during the Term, Tenant shall pay to Landlord
<br />(or at die request of Landlord. to IMMellerd's designated parking operator) Landlord's (lien prevailing charge (die "Parking feet") for all Purldrig
<br />Posses ranted by Tenunt for such calendar month. Such Parking pees shall be In addition to all taxes, assessments or other Impositions imposed by
<br />ally governmental entity in connection with Tenant's use or such Parking Passes, which taxes, assessments or other impositions shall be paid by
<br />Tenant, or if required to be paid by Landlord, shall be reimbursed to Landlord (a• at the request of Landlord. to Landlord's designated parking
<br />operator) by Tenant concurrently with the payment of (he Parking pees described above.
<br />4.3,2 The Parking Fees payable with respect to the first eightyrour (84) Perking Passes rented by Tenant during the Initial
<br />Term (and the chnrgas for Ell Shall Term Project Parking Validations and Long Term Project Parking Validations provided by Landlord to Tenant
<br />(pins iam to Section 2 3(c)fli) above) during die Initial Term) are Included in the Base Rent payable by Temuu with respect to the Prentses during
<br />the Initial Tenn.
<br />'1.3.3 The Perking Pees payable with respect to all Parking Passes rented by Tenant during on Extension Term (and the
<br />chm•ges 1•01, all Short Term Project Parking Validations and long Term Project Parking Validations provided by Landlord to'fenant (pursuant to
<br />Section 2.3(c)(1h above) during an Extension Term) shall be determined In connection with the FMRR land Extension Term Base Rent) per dte
<br />Premises for such Extension Tenn. End slml I he added to (anl included hi) the Extension Term Base Rent.
<br />4A Payment ofident.
<br />4AA Gencl-lilly, Buse Rent, till forms of Additional Rent paynblc hereunder by 'Fallen( End all other mnounts, fees,
<br />payments or charges payable hucunder by Tenant shad each; (a) emisiluae rent payable hereunder (sometimes cal lectively be referred to herein as
<br />(h) be payable to Landlord when due without ally prier notice ol• dcmund Ilierel'or in lawful money of lime Unlled $(ales end, except ns ony
<br />be expressly provided to the contrary in this reuse, without any nbutement, ousel at- deduction whmsoaver. End (c) be payable nr Landlord tit the
<br />address ol'Undlord doscribed in lailli 10 orthc Basle Lease Provisions or to such other Person or place or Landlord may Ihoun third to link designate
<br />N01 FCielr Cotteebr- C1pvr f Srnuu Amu Lensn .7.
<br />80A-335
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