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by Lessor. Lessee shall maintain performance and payment bonds in an amount not less than 1250/0 of the anticipated costs of the Lessee Improvements, or such other amount as Lessor shall from time to time require. 10.5 Notice of Completion. Lessee shall complete construction of the Improvements within ninety (90) days after the Lease Commencement Date and Lessee shall immediately upon completion of construction give written notice to Lessor of such completion. 11. ALTERATIONS AND ADDITIONS 11.1 After completion of Initial Improvements, Lessee shall not, without Lessor's prior written consent, make any alterations, improvements, additions, or utility installations in, on or about the Premises. In any event, Lessee shall make no change or alteration to the interior and/or exterior of the Premises without Lessor's prior written consent. Lessor may require that Lessee remove any or all of said alterations, improvements, additions or Utility Installations and require Lessee to provide Lessor, at Lessee's sole cost and expense, with a payment and performance bond in an amount equal to one and one-half times the estimated cost of removal of such improvements, to insure Lessor against any liability for mechanics' and material men's liens and to insure completion of the work. Should Lessee make any alterations, improvements, additions or Utility Installations without the prior approval of Lessor, Lessor may require that Lessee remove same. 11.2 Requests for any alterations, improvements, additions or utility installations in, on, or about the Premises that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form, with proposed detailed plans. If Lessor shall give its consent, the consent shall be deemed conditioned upon Lessee acquiring necessary permits from appropriate governmental agencies, the furnishing of a copy thereof to Lessor prior to the commencement of the work, and the compliance by Lessee with all conditions of said permits. 11.3 Should Lessor consent to alterations of the Premises, Lessee shall submit to Lessor all plans and specifications which shall be subject to the Lessor's prior written approval, which shall not be unreasonably withheld or delayed. All approved plans and specifications shall be in compliance with all laws, rules, permits and authorizations from all pertinent governmental authorities and quasi- governmental authorities, including, but not limited to, those required under the ADA. 11.4 Unless Lessor requires their removal, as set forth in paragraph 11.1, all alterations, improvements, additions and Utility Installations (whether or not such Utility Installations constitute trade fixtures of Lessee), made on the Premises, shall become the property of Lessor and remain upon and be surrendered with the Premises at the expiration of the term. Notwithstanding the provisions of this paragraph, Lessee's machinery and equipment, other than that which is affixed to the Premises so that it cannot be removed without material damage to the Premises, shall remain the property of Lessee and may be removed by Lessee. ATTY/AGR/2009.081 020110 f) Initials Page 9