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Premises must be approved by Landlord prior to the commencement of construction. Except <br />• as otherwise provided hereafter, all such alterations, additions, and improvements to the <br />Premises shall enure to the benefit of and shall be the property of the Landlord. <br />�� �� •.i� iM i 71170_ 11 <br />(a) Upon written notice given to Landlord at least ninety (90) days prior to expiration <br />of the Initial Term of five (5) years, Tenant may elect to lease the Premises for a second five <br />(5) year term. The annual rental for the second five-year term shall be negotiated at an amount <br />mutually acceptable to both parties. <br />(b) The Premises shall be used by the Tenant primarily as an art center, with spaces <br />within the building subleased to individual artists and organizations promoting works of art. <br />All subleases shall expire concurrently on the 31st of December next following their <br />• execution, and no such sublease shall extend beyond the term of this lease. Tenant agrees to <br />• <br />make a good faith effort to have no less than one-half of the available individual artist spaces <br />open and staffed during normal hours of operation. <br />(c) Tenant may occasionally rent space on the Premises to private parties, with the <br />proceeds from such rental kept by Tenant to sustain original purpose of Art Center or for <br />leasehold improvements; provided, however, that the City shall be allowed to use space within <br />the building and on the Premises at no cost. Excess revenues from private rentals shall be <br />used to make major leasehold improvements. <br />5. Maintenance and Rept. Landlord shall pay for all routine repairs and <br />maintenance of the exterior Premises, including but not limited to, exterior painting, and <br />maintenance and repairs of the heating, air conditioning, and other mechanical systems on the <br />Page 2 <br />