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CSPIIBIT"E"
<br />ADDITIONAL RENT
<br />Definitions,
<br />I, I "Base Year" means the colendaryear specified in Item 5.1 of the Basic Lease Provisions,
<br />1.2 "Expense Year" means each calendar year in which any portion of the Term of this Lease falls, through and including the
<br />calendar year in which the Term orthis Lease expires.
<br />1.3 "Property Taxes" means all real property taxes, assessments, fees, charges, or impositions and other similar governmental or
<br />quasi -governmental ad valorem or other charges levied on or attributable to the Project or its ownership, operation or transfer orally and every type,
<br />kind, category or nature, whether direct or indirect, general or special, ordinary or extraordinary and all taxes, assessments, fees, charges or similar
<br />impositions imposed in lieu or substitution (partially or totally) of the same including, without limitation, all taxes, assessments, levies, charges or
<br />Impositions: (a) on any interest of Landlord or any mortgagee of Landlord in the Project, the Building, the Premises or in this Lease, or on the
<br />occupancy or use of space in the Project, the Building or the Premises; (b) (e) on any transit taxes or charges, business or license fees or taxes, annual
<br />or periodic license or use fees, park and/or school fees, arts charges, parks charges, housing fund charges; (d) imposed for street, refuse, police,
<br />sidewalks, fire protection and/or similar services and/or maintenance, whether previously provided without charge or for a different charge, whether
<br />provided by governmental agencies or private parties, and whether charged directly or indirectly through a funding mechanism designed to enhance
<br />or augment benefits and/or services provided by governmental or quasi -governmental agencies; (a) on any possessory taxes charged or levied in lieu
<br />of real estate taxes; and (1) any costs or expenses incurred or expended by Li n llmd 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 some 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 />1.4 "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 the 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 carried by
<br />Landlord from time to time, and any deductibles thereunder actually paid by Landlord with respect to the Project.
<br />(b) Salaries, wages and other amounts paid or payable for personnel (including, without Hinhation, the Project manager,
<br />superintendent, operation and maintenance staff, the Parking Facilities manager, concierge (if any) and other employees of Landlord) involved in die
<br />maintenance and operation of the Building or the Project, including contributions and premiums towards 6'inge benefits, unemployment taxes and
<br />insurance, social security taxes, disability and worker's compensation insurance, pension plan contributions and similar premiums and contributions
<br />which may be levied on such salaries, wages, compensation and benefits and the total charges of any independent connvetura or property manngers
<br />engaged in the operation, repair, care, maintenance and cleaning orally portion of the Building orthe Project.
<br />(e) Cleaning expenses, including without limitation, janitorial services, window claiming, and garbage and refuse removal.
<br />(d) Landscaping and hanlscape expenses, including without limitation, irrigating, trimming, mowing, fertilizing, seeding,
<br />and replacing plants, trees and hardscape.
<br />(a) The cost of providing fuel, 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, beating, refrigeration, ventilation, electrical, plumbing, mechanical, elevator, escalator, sprinklers,
<br />fire/life safety, security and energy management systems, including service contracts, maintenance contracts, supplies and parts with respect thereto.
<br />(€) The costs of providing access control services for, and supervision of, the Project.
<br />(h) Rental. supplies and other costs with respect to the operation of the management office for the Building.
<br />0) All cost and fees For licenses, certificates, permits and inspections, and the cost incurred in connection with the
<br />implementation of a transportation system management program or similar program.
<br />Q) The cost of replacement, repair, acquisition, installation and modification of: (A) carpeting and will] coverings, ceiling
<br />systems and fixtures in the Common Arens, and other fumishings in the Common Areas, (13) materials, tools, supplies and equipment purchased by
<br />Landlord which are used in the maintenance, operation and repair of' the Project, and (C) any other form of improvements, additions, repairs, or
<br />replacements to the Project or the .systems, equipment or machinery operuted or used in connection with die Project; provided, however, that with
<br />respect to the items dcscn'ibed in douses (A), (13) and (C) above which constitute a capital item, addition, repair or improvement (collectively
<br />"Capital Items") under sound accounting and property management principles consistently applied and determined by Landlord. in each case the
<br />cost of such Capital Items shall he amortized (wilh interest at the bucrest Rate) aver the usethl life (the 'Useful Life") of such Capital kern, as
<br />determined by the Landlord in accordance with sound accounting and property management principles consistently applied or such other period as
<br />shall be consistent with Institutional Owner Practices.
<br />(k) Attorneys', accountants' and consultants' fees and expenses in connection with the management, operation,
<br />administration. maintenance and repair of the Project, including, but not limited to, such expenses that relate to seeking or obtaining reductions in or
<br />301 IVCivie (inner Ur—C1n, ojSarea lurn Lease -I- Exhibit
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