NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS NOTE 27. COMMITMENTS AND CONTINGENCIES The Corporation, either directly or indirectly through its subsidiaries, has entered into various contracts and commitments in addition to the  commitments described in notes 18 finance lease obligations, 19 long-term debt and 20 liability for asset retirement obligation as at December 31, 2013 are as follow: The Corporation has various derivative contracts for foreign exchange and interest, which have been further disclosed in notes 9 and 10. The following table summarizes the minimum operating lease payments: Within one year One year to five years  Beyond five years  Total Operating leases 2,027 9,542 21,066 32,635 The following leases have been included in the table based on known minimum operating lease commitments as follows: • The Corporation has a operating leases for corporate offices and power development purposes. These leases have terms ranging from to 2015 to 2018, with options to extend. • Amherstburg leases the land on which its operating facilities are located. The terms of the lease agreements extend to 2032.  • Capstone's operating wind facilities and wind development projects have entered into agreements for the use, or option to use, land in  connection with the operation of existing and future wind farms. Payment under these agreements is typically a minimum amount with  additional payments dependent on the amount of power generated by the wind facility. The agreements can be renewed and extend as far as 2047. Capstone has additional operating lease commitments not included in the table with no minimum operating lease commitments required as follows: • Capstone has agreements with the Provinces of Ontario and British Columbia for the lease of certain lands, and water rights necessary for the operation of its hydro power facilities. The payments under these agreements vary based on actual power production. The terms of the lease  agreements extend between 2023 and 2042. • Cardinal leases the site on which it is located from Ingredion Canada Incorporated ("Ingredion"), formerly Casco Inc. Under the lease, Cardinal  pays nominal rent. The lease extends to 2016 and expires concurrently with the energy savings agreement between Ingredion and Cardinal.  (A) Derivative Contracts (B) Leases (C) Capital Commitments Bristol Water capital expenditure program Bristol Water had commitments for capital expenditures atDecember 31, 2013 of which $26,172 were contracted for but not accrued (December 31, 2012 – $33,300). Cardinal turbine maintenance Cardinal placed a purchase order for a $20,140 ($19,000 USD) rotor and exhaust cylinder to be installed during the scheduled major maintenance in 2015. The purchase order includes a termination fee that escalates with the passage of time. As at December 31, 2013, the penalty was $1,060 ($1,000 USD) and increases to $3,180 ($3,000 USD) by March 2014. Capstone's first installment payment of $2,120 was made in February 2014. Development projects As part of Capstone's power development operations, Capstone enters various construction and purchase agreements. As at December 31, 2013, Capstone had approximately $61,000 of construction and turbine supply agreements for the Saint-Philémon and Skyway 8 projects. (D) Natural Gas Purchase Contract Cardinal has a long-term purchase agreement for natural gas that expires on May 1, 2015. The minimum purchase commitment for natural gas under  the agreement is 9,289,104 MMBtu per year through to expiration in 2015, which is equivalent to 80% of the contract maximum. (E) Operations and Management Agreements ("O&M") Capstone has an agreement with Agbar, which provides management support to Bristol Water, with an initial five-year term that automatically  extends indefinitely. Capstone has the ability to terminate the contract. Capstone has an O&M agreement with SunPower Energy Systems Canada Corporation to operate and maintain Amherstburg, expiring on June 30, 2031. Capstone has the ability to terminate the agreement during the term of the contract. Capstone has several turbine maintenance service agreements covering the turbines in operation on various wind farms. The agreements provide for scheduled and unscheduled maintenance and require annual minimum payments, subject to inflationary increases, as applicable. Capstone has an O&M agreement with Regional Power OPCO Inc. (“Regional”) to operate and maintain the hydro power facilities, expiring on November 15, 2016 with an automatic renewal term. Regional is paid a monthly management fee and is eligible for an annual incentive fee. 98 CAPSTONE INFRASTRUCTURE CORPORATION