FORTY-FIVE (45) DAYS' PRIOR WRITTEN
NOTICE, HAVE THE RIGHT TO (A) PROVIDE JANITORIAL SERVICES WHICH ARE IN ADDITION
TO THE JANITORIAL SERVICES TO BE PROVIDED BY LANDLORD AS DESCRIBED HEREINABOVE
AND/OR (B) OTHER THAN EXTERIOR WINDOW WASHING SERVICES, PROVIDE ALL OF THE
JANITORIAL SERVICES FOR THE PREMISES DESCRIBED ABOVE IN THIS SECTION 6.1.4 IN
LIEU OF LANDLORD PROVIDING SAME TO TENANT (IN WHICH EVENT LANDLORD SHALL FROM
AND AFTER THE END OF SUCH 45-DAY PERIOD, NO LONGER HAVE SUCH OBLIGATION TO
PROVIDE SUCH JANITORIAL SERVICES), SUBJECT TO THE FOLLOWING CONDITIONS:
(1) ALL
OF TENANT'S PERSONNEL PERFORMING SUCH SERVICES SHALL PERFORM SAME IN A MANNER
THAT WILL NOT UNREASONABLY INTERFERE WITH THE JANITORIAL SERVICES PROVIDED BY
LANDLORD FOR THE PROJECT, AND SHALL ABIDE BY LANDLORD'S REASONABLE RULES,
REGULATIONS AND PROCEDURES IN CONNECTION THEREWITH; (2) ALL SUCH SERVICES MUST
BE PERFORMED IN A FIRST-CLASS MANNER (IN A MANNER COMPARABLE TO THE PROVISION OF
SUCH SERVICES BY THE LANDLORDS OF COMPARABLE BUILDINGS); AND (3) ALL SUCH
PERSONNEL OF ANY THIRD PARTY VENDORS PERFORMING SUCH JANITORIAL SERVICES MUST BE
REASONABLY APPROVED BY LANDLORD AND SHALL NOT CREATE LABOR DISHARMONY AT THE
PROJECT (AND AT LANDLORD'S REQUEST, ALL THIRD PARTY VENDORS PROVIDING SUCH
SERVICES SHALL BE UNION LABOR IN COMPLIANCE WITH THE LABOR AGREEMENTS AFFECTING
THE PROJECT).
IN ADDITION, IF TENANT ELECTS PURSUANT TO CLAUSE (B) HEREINABOVE
TO PROVIDE ALL OF THE JANITORIAL SERVICES FOR THE PREMISES REQUIRED TO BE
PROVIDED BY LANDLORD PURSUANT TO THIS SECTION 6.1.4, THEN, DURING THE REMAINDER
OF THE LEASE TERM WHICH OCCURS AFTER THE EXPIRATION OF THE 45-DAY NOTICE PERIOD
PERTAINING TO SUCH ELECTION, (X) THE AMOUNT OF MONTHLY BASE RENT OTHERWISE
PAYABLE BY TENANT UNDER THIS LEASE SHALL BE REDUCED BY $.07 PER RENTABLE SQUARE
FOOT OF THE PREMISES PER MONTH (AND IF SUCH JANITORIAL SERVICES ARE PROVIDED BY
TENANT DURING ANY FREE BASE RENT PERIOD SET FORTH IN SECTION 3.2 OF THIS LEASE,
LANDLORD SHALL PAY TO TENANT DURING THE REMAINDER OF SUCH FREE BASE RENT PERIOD
THE SUM OF $.07 PER RENTABLE SQUARE FOOT OF THE PREMISES PER MONTH AS
REIMBURSEMENT FOR TENANT PROVIDING SUCH JANITORIAL SERVICES IN LIEU OF
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LANDLORD); AND (Y) THE COST AND EXPENSE OF PROVIDING SUCH JANITORIAL SERVICE TO
THE PREMISES AND THE PREMISES OF OTHER TENANTS OF THE BUILDING SHALL BE EXCLUDED
FROM OPERATING EXPENSES FOR EACH EXPENSE YEAR (OR PARTIAL EXPENSE YEAR)
OCCURRING AFTER SUCH 45-DAY PERIOD (WITH A CORRESPONDING REDUCTION IN THE
JANITORIAL SERVICE COST COMPONENT OF OPERATING EXPENSES IN THE EXPENSE BASE
YEAR).
6.1.5
LANDLORD SHALL PROVIDE NONEXCLUSIVE AUTOMATIC PASSENGER ELEVATOR
SERVICE AT ALL TIMES, TWENTY-FOUR (24) HOURS PER DAY, SEVEN (7) DAYS PER WEEK.
6.1.6
LANDLORD SHALL PROVIDE TWENTY-FOUR (24) HOURS PER DAY, EVERY DAY OF
THE YEAR, PROJECT SECURITY EQUIPMENT PERSONNEL, PROCEDURES AND SYSTEMS AS
DETERMINED BY LANDLORD (THE "PROJECT SECURITY").
SUCH SECURITY PERSONNEL MAY OR
MAY NOT INCLUDE, AT LANDLORD'S DISCRETION, ON-SITE SECURITY GUARDS WITHIN THE
BUILDING (EXCEPT AS EXPRESSLY PROVIDED IN SECTION BELOW), BUT INSTEAD
MAY INCLUDE ROVING SECURITY GUARD(S) WITHIN