07-13-15 Agenda, Packet & Committee Meeting Notice

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amount shall not be dependent upon the Landlord actually receiving rent from any third -party tenant under the Replacement Leases. Once the Rent has been abated for a portion of the Premises, Rent for that particular portion of the Premises shall remain abated throughout the remainder of the Term. Notwithstanding the foregoing, Tenant's obligation to pay Rent hereunder shall be completely abated once the Landlord has entered into Replacement Leases for at least ninety percent (90 %) of the Premises. (d) Maximum Amount of Rent. Nothing withstanding anything to the contrary contained in this Lease, Tenant shall not be required to remit more than One Million, Six Hundred Seventy Four Thousand and 00 /100 Dollars ($1,674,000.00) to Landlord as Rent under this Master Lease. 5. Operating Expenses. Tenant shall not be responsible for the payment of any operating expenses or any other costs, fees or expenses under this Master Lease, unless Tenant, and/or any of its affiliates or sub - tenants, chooses to operate within the Premises. In event of an occupancy by Tenant, Tenant and Landlord agree to amend this Master Lease so that Tenant shall be responsible for payment of all Operating Expenses, Real Estate Taxes, Insurance Premiums, Utilities for its proportional share of the Building square footage being occupied or used by the Tenant or its affiliates. 6. Services to be Provided by Landlord. Landlord shall provide the following services to the Premises during the Term: (a) Water from city mains, drawn through fixtures installed by Landlord for drinking, lavatory, and toilet purposes, including a reasonable amount of hot water. (b) Electrical wiring system in the Premises for standard electrical receptacles and lighting fixtures. (c) Snow removal service for the outside parking facilities, related driveways, and sidewalks at all times. (d) Landscaping service for the grounds. (e) Appropriate security services. (f) Cleaning and trash removal services. (g) All maintenance services on the Building and surrounding grounds. (h) And any all services and activities relating to the operating and care of the Building at all times. 7. Landlord's Title. Landlord's title is and always shall be paramount to the title of the Tenant, and nothing contained in this Master Lease authorizes the Tenant to do any act which may encumber the title of the Landlord. This Master Lease is subject and subordinate to all ground and underlying leases, and to all mortgages which may now or hereafter affect such ground and underlying leases, or the Property and to all renewals, modifications, consolidations, MASTER LEASE PAGE 4