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per. annum. _.upon..the .. entire. cost. thereof... .-. S.uch..net._.earnings shall be computed after. dedmc. ing.. from_grQss earnings the following: .1. All costs and expenses of maintenance and operation. . 2.. Amounts paid, for taxes, assessments, insurance premiums and other similar charges. 3. An annual amount sufficient to amortize the cost of the entire project at the end of the period, which shall be years from date of completion of the project. (b) The surplus earnings of the Developer, in excess of those provided-.for in subparagraph. (a)_ of this paragraph may be used or held for any one or all of the following purposes: 1. As reserve for maintenance of such rate of return in the future, and may be held by the j Developer to offset any deficiency in such 3 rate of return which may have occurred in prior years. 2. To accelerate amortization payments. 3. For the. enlargement of the project. 4. For a reduction in rentals. At the termination of the tax_relief provided for in paragraph -9 the..Developer...s.ha11,,..make--a: sfiict:.-accounting .of_._a. surplus earnings in._excess of those .permi.tted._hereby and. shall.'..turn .over..to. _the.City. any excess of such surplus earnings._.uot._pr_evi.ously _used _for..one...or .more ...of .the .purposes set forth in sub- par garahs....(b_),. _1,....2.,._.3., .and 4-of this paragraph 10. 11. The_ Developer shall establish and.._maintain reserve accounts including,..but....not__1-invited to, a reserve.. -for-the payment of taxes and insurance t according..ta...recognized standard accounting practices. __. ..... _.._.. __ ._ -._._.. .._..,__..12.._..."Cost" as used. .herein .s.hall...._include.,. among other expenses, the ..cast___of._land .and.. -improvements ..: merest_..duri.ng..construction, the estimated or _ .actuaL,..,,expense .of..demolition.._.of existing structures, the estimated or actual expens.e...of....utilities, landscaping and.. ro.adway.s,.. the_ estimated or actual expense of_construction ..equipment and furnishing. .o£_..bu.ildings_-and improvements including _.....:ar.chitec.tural,...engineering and _bu'ilder's fees.,. the. estimated or actual expense of E rehabilitation, remodeling, or initial-repair .of existing buildings and improve- ments and. reasonable.,ma.nagement- and-..op.eration, expenses until the project is ready for its.. proposed..use as_provided , for in_the approved Development Plan, together with such additional. exp_ens.es...incurred_as a result. of additions to or changes in the D.evelapment. .Plan.wh:ere.. such_additions..or.change.s are appproved by ordinance. 6