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items not herein specified, elevator service, lights, water, electricity, heat, air <br /> conditioning,janitor, caretaking and custodial service, and repairs to the interior or <br /> exterior, whether structural ar non structural. However, any repairs necessitated by the <br /> carelessness, omission, neglect, or improper conduct of the City, their servants, <br /> employees or agents, shall be made at the expense of the City. <br /> B. Except as provided in the paragraph immediately above, the City shall be <br /> responsible for the maintenance, operation, upkeep and safekeeping of the leased <br /> premises and shall undertake the cost of such maintenance, operation, upkeep and <br /> safekeeping, all at the expense of the City and without right of reimbursement from the <br /> Commission. The City shall not make any substantial structural improvements to the <br /> leased premises without the prior written consent of the Commission. <br /> C. The City shall each year during the term of this Lease include in its annual <br /> budget and thereafter make provision in its annual levies of taxes for all amounts <br /> necessary for the payment of all costs of the maintenance, operation, upkeep and <br /> safekeeping of the leased premises and necessary to preserve, protect and safeguard the <br /> leased premises so that the same will continue to adequately serve the uses for which the <br /> same is intended. All insurance policies shall name the City and the Commission as <br /> insured parties as their respective interests may appear. Notwithstanding the foregoing, <br /> the Commission and the City may institute and maintain actuarially sound and provident <br /> self-insurance programs with regard to such risk as shall be consistent with the <br /> recommendations of a qualified and nationally recognized insurance consultant. � <br /> 4 <br />