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(1) Maintenance, repair and replacement of the heating, ventilation • and air conditioning system; (2) The initial repair of the exterior front and side walkways, and front and side retaining walls which are at the Commencement Date in a damaged condition; (3) The initial repainting of the exterior window frames, shutters and roof in a color scheme mutually acceptable to Lessors and Lessee; (4) Treatment and or removal of the two existing hemlock trees located in the front of the building, and if removal is necessary to install appropriate replacement trees or plantings. Any extraordinary repairs or replacements, including but not limited to repair or replacement to the roof, shall be performed by the Lessors, "extraordinary" being defined as those non -routine repairs or replacements with a life expectancy longer than the term of this Lease. 8. ALTERATIONS. Lessee shall not, without first obtaining the written consent of the Lessors, make any alterations, additions, or improvements in, to or about the Premises, except as described in paragraph 3 (C), supra. The Lessors' written consent will not be unreasonably withheld for any alterations, additions or improvements Lessee deems necessary or convenient to its use of the Premises for its intended purpose. Any permanent fixtures shall become the property of the • Lessors upon termination of the Lease. Lessee shall be entitled to make improvements and additions to the existing gardens on the Premises. All alterations shall be in accordance with applicable law, regulations and codes, including but not limited to the applicable building codes and the City of Charlottesville's zoning ordinance. Any changes to the exterior appearance of the building shall not be made until the Lessee has obtained a certificate of appropriateness from the City's Board of Architectural Review or, on appeal, City Council. 9. ORDINANCES AND STATUTES. Lessee shall comply with all statutes, ordinances and requirements of all municipal, state and federal authorities now in force, or which may hereafter be in force, pertaining to the Premises, occasioned by or affecting the use thereof by Lessee. 10. ASSIGNMENT AND SUBLETTING. Lessee shall not assign this Lease or sublet any portion of the Premises without the prior written consent of the Lessors, which consent may be withheld for any reason or for no reason, or which may be conditioned in any way Lessors choose. Any such assignment or subletting without consent shall be void and the Lessors, at their option, may terminate this Lease. 11. UTILITIES. Lessee shall provide and pay all charges incurred by Lessee for • utilities, including gas, electricity, water, sanitary sewer and trash disposal rd