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below. The Base Rent described in Section 3 and the Additional Rent described in
<br />Section 4 are sometimes collectively referred to herein as the "Rent."
<br /> (b) The annual Base Rent shall be in the amount of $1.00 per year payable in
<br />advance in yearly installments beginning on the Commencement Date.
<br /> 4. Net Lease; Additional Rent. It is the intent of the parties that this
<br />Lease be what is commonly known as a fully "net" lease, with Tenant assuming complete
<br />responsibility for all costs and expenses, of whatever kind or nature, ordinary and
<br />extraordinary, foreseeable and unforeseeable, associated with the Premises. Accordingly,
<br />as additional rent hereunder, and in addition to Base Rent, Tenant shall pay, as and when
<br />due, all costs, charges and expenses incurred in connection with Tenant's use of the
<br />Premises and allocable to the term hereof, whether payable to Landlord or to other
<br />parties, including, without limitation, all costs of constructing, developing and operating
<br />the Premises, all real estate taxes or payments in lieu thereof, and all costs of insurance,
<br />maintenance and repairs, management and utilities (collectively, "Additional Rent").
<br />Tenant shall have the right to pursue the appeal of any liens, taxes or assessments
<br />imposed upon or levied against the Premises, and Landlord agrees to cooperate fully with
<br />Tenant in connection therewith; provided, however, that Tenant shall not jeopardize the
<br />security of Landlord's fee title to the Premises.
<br /> 5. Use of Premises. Tenant shall construct, develop, use and operate
<br />the Premises solely for the purposes of a fire station, subject to and consistent with all
<br />applicable easements, rights-of-way, restrictions, covenants, ordinances, permits, and
<br />code requirements. Upon completion of improvements, Tenant and its permitted
<br />successors and assigns shall continuously use and operate the Premises as a fire station
<br />during the Term of this Lease, save only for periods of repair, restoration and/or
<br />renovation as Tenant reasonably deems necessary. The Premises and all improvements
<br />thereon, and all fixtures, furniture and equipment located thereon, shall at all times be
<br />kept and maintained in a safe condition and in good order, reasonable wear and tear
<br />excepted. Tenant shall comply at all times with all laws, regulations and ordinances
<br />governing the Premises and all improvements thereon or pertaining to any use thereof by
<br />Tenant or any party occupying the Premises or any portion thereof as a subtenant or
<br />licensee of Tenant.
<br /> 6. Insurance and Casualty.
<br /> (a) Tenant shall carry property insurance on any improvements constructed on
<br />the Premises and commercial public liability insurance in respect of any uses thereof, for
<br />amounts, with terms and conditions, and with carriers licensed to do business in the State
<br />of Missouri, all as are customary for properties similar to the Premises in the vicinity
<br />thereof. Tenant shall at all times provide Landlord with certificates of insurance to
<br />evidence the foregoing coverages, together with executed copies of the complete policies.
<br />Landlord shall be named as an additional insured on all such insurance as its interest may
<br />appear. Such certificates shall confirm that the applicable insurance coverage may not be
<br />amended or modified except upon reasonable advance written notice to Landlord. All
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