A lease is defined as a contract, or part of a contract, that conveys the right to control the use of identified property, plant or equipment for a period of time in exchange for consideration. On January 1, 2019, the Company adopted ASU No. 2016-02 “Leases” (Topic 842) and all subsequent ASUs that modified Topic 842. For the Company, Topic 842 primarily affected the accounting treatment for operating lease agreements in which the Company is the lessee.

Substantially all of the leases in which the Company is the lessee are comprised of real estate property for branches, ATM locations, and office space with terms extending through 2052. Portions of certain properties are subleased for terms extending through 2033. Substantially all of the Company’s leases are classified as operating leases, and therefore, were previously not recognized on the Company’s consolidated statements of condition. With the adoption of Topic 842, operating lease agreements are required to be recognized on the consolidated statements of condition as right-of-use (“ROU”) assets and corresponding lease liabilities. The Company has one existing finance lease (previously referred to as a capital lease) for a portion of the Company’s principal offices with a lease term through 2052. As this lease was previously required to be recorded on the Company’s consolidated statements of condition, Topic 842 did not materially impact the accounting for this lease.

The following table represents the consolidated statements of condition classification of the Company’s ROU assets and lease liabilities. The Company elected not to include short-term leases (i.e., leases with initial terms of twelve months or less), or equipment leases (deemed immaterial) on the consolidated statements of condition.

(dollars in thousands)		December 31, 2022		December 31, 2021
Lease Right-of-Use Assets	Classification
Operating lease right-of-use assets	Operating Lease Right-of-Use Assets	$	92,307	$	95,621
Finance lease right-of-use assets	Premises and Equipment, Net		2,160		2,232
Total Lease Right-of-Use Assets		$	94,467	$	97,853

Lease Liabilities
Operating lease liabilities	Operating Lease Liabilities	$	100,526	$	103,210
Finance lease liabilities	Other Debt		10,294		10,391
Total Lease Liabilities		$	110,820	$	113,601

The calculated amount of the ROU assets and lease liabilities in the table above are impacted by the length of the lease term and the discount rate used to present value the minimum lease payments. The Company’s lease agreements often include one or more options to renew at the Company’s discretion. If at lease inception, the Company considers the exercising of a renewal option to be reasonably certain, the Company will include the extended term in the calculation of the ROU asset and lease liability. Regarding the discount rate, Topic 842 requires the use of the rate implicit in the lease whenever this rate is readily determinable. As this rate is rarely determinable, the Company utilizes its incremental borrowing rate at lease inception, on a collateralized basis, over a similar term. For operating leases existing prior to January 1, 2019, the rate for the remaining lease term as of January 1, 2019, was used. For the Company’s only finance lease, the Company utilized its incremental borrowing rate at lease inception.

	December 31, 2022			December 31, 2021
Weighted-Average Remaining Lease Term
Operating leases		15.4		16.4 years
Finance leases		30.0		31.0 years
Weighted-Average Discount Rate
Operating leases		3.56	%		3.57	%
Finance leases		7.04	%		7.04	%

The following table represents lease costs and other lease information. As the Company elected, for all classes of underlying assets, not to separate lease and non-lease components and instead to account for them as a single lease component, the variable lease cost primarily represents variable payments such as common area maintenance and utilities. Variable lease cost also includes payments for ATM location leases in which payments are based on a percentage of ATM transactions (i.e., ATM surcharge fees), rather than a fixed amount.

(dollars in thousands)	2022			2021
Lease Costs
Operating lease cost	$	11,843		$	11,493
Variable lease cost		3,305			2,954
Short-term lease cost		328			407
Interest on lease liabilities ¹		728			735
Amortization of right-of-use assets		72			72
Sublease income		(7,147	)		(7,452	)
Net Lease Costs	$	9,129		$	8,209

Other Information
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash flows from operating leases	$	11,502		$	13,741
Operating cash flows from finance leases		728			735
Financing cash flows from finance leases		97			90
Right-of-use assets obtained in exchange for new operating lease liabilities		10,804			12,207

Future minimum payments for finance leases and operating leases with initial or remaining terms of one year or more as of December 31, 2022, were as follows:

(dollars in thousands)	Finance Leases			Operating Leases
2023	$	825		$	11,365
2024		825			10,538
2025		825			10,113
2026		825			8,816
2027		825			7,732
Thereafter		20,630			77,571
Total Future Minimum Lease Payments		24,755			126,135
Amounts Representing Interest		(14,461	)		(25,609	)
Present Value of Net Future Minimum Lease Payments	$	10,294		$	100,526

The Company, as lessor, leases and subleases certain properties to third party lessees. Rental income for these operating leases were $9.5 million, $9.8 million, and $10.3 million for the years ended December 31, 2022, December 31, 2021, and December 31, 2020, respectively.

Future minimum rental income under operating leases, including subleases, as of December 31, 2022, were as follows:

(dollars in thousands)	Minimum Rental Income
2023	$	4,924
2024		3,241
2025		2,342
2026		1,651
2027		837
Thereafter		3,047
Total	$	16,042