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<br />ARTICLE 15 HAZARDOUS MATERIALS
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<br />15.1 Landlord's Representations and Warranties. Except as identified by Landlord
<br />in writing to Tenant as known environmental conditions prior to the execution of this Lease,
<br />Landlord makes no representation or warranty regarding the condition of the Premises or
<br />Property.
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<br />15.2 No use of Hazardous Materials on the Premises. Tenant covenants and
<br />agrees that it shall not, and that it shall not permit any licensee to, treat, use, store,
<br />dispose, release, handle or otherwise manage Hazardous Materials on the Premises
<br />except in connection with any construction, operation, maintenance or repair of the
<br />Premises or in the ordinary course of its business, and that such conduct shall be done in
<br />compliance with all applicable federal, state and local laws, including all environmental
<br />laws. Tenant's violation of the foregoing prohibition shall constitute a material breach
<br />hereunder and Tenant shall indemnify, hold harmless and defend the Landlord for such
<br />violation as provided below. As used herein, "Hazardous Materials" shall mean any
<br />substance or material defined as or included in the definition of "hazardous substances",
<br />"hazardous wastes", "hazardous materials", "extremely hazardous waste", "acutely
<br />hazardous waste", "restricted hazardous waste", "toxic substances" or "known to cause
<br />cancer or reproductive toxicity" (or words of similar import), petroleum products (including
<br />crude oil or any fraction thereof) or any chemical substance or material which is prohibited,
<br />limited or regulated under any federal, state or local law, ordinance, regulation, order,
<br />permit, license, decree, common law or treaty regulating, relating to or imposing liability or
<br />standards concerning materials or substances known or suspected to be toxic or hazardous
<br />to health and safety, the environment or natural resources.
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<br />15.3 Notice and Remediation by Tenant. Tenant shall promptly give the Landlord
<br />written notice of any significant release of any Hazardous Materials, and/or any notices,
<br />demands, claims or orders received by Tenant from any governmental agency pertaining
<br />to Hazardous Materials which may affect the Property.
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<br />15.4 Environmental Indemnity. Tenant hereby agrees to hold harmless, defend
<br />and indemnify Landlord and City and their employees, members and officials from and
<br />against all liability, loss, damage, costs, penalties, fines and/or expenses (including
<br />attorney's fees and court costs) arising out of or in any way connected with the (1) Tenant's
<br />breach or violation of any covenant, prohibition or warranty in this Lease concerning
<br />Hazardous Materials, or (2) the activities, acts or omissions of Tenant, its employees,
<br />contractors or agents on or affecting the Premises from and after the Possession Date,
<br />including but not limited to the release of any Hazardous Materials or other kinds of
<br />contamination or pollutants of any kind into the air, soil, groundwater or surface water on,
<br />in, under or from the Premises whether such condition, liability, loss, damage, cost, penalty,
<br />fine and/or expense shall accrue or be discovered before or after the termination of this
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