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ARTICLE VI <br />OPERATION OF PREMISES <br />Section 6.1 Standard of Operation <br />Tenant, at its sole cost and expense, shall operate and maintain the Facility at all <br />times during the Term as a first class, state -of -the art conference center and hotel, in <br />compliance with all Applicable Laws, all Environmental Laws and the terms of this Lease <br />("Standard of Operation") and in such a manner so as to produce the maximum Gross <br />Revenues that may be produced by such operation consistent with a reasonable business plan <br />for the operation of a facility such as the Facility. Landlord and Tenant shall meet no less <br />than once each calendar year to review the Standard of Operation of the Facility, including, <br />but not limited to, the Standard of Maintenance. The results of such meeting shall be <br />memorialized in a written memorandum which describes any issues with respect to the <br />Standard of Operation and the resolution of such issues. The Standard of Operation shall <br />recognize the age of the Facility and the effects of ordinary wear and tear, but without <br />limiting Tenant's obligations to maintain, repair, replace and refurbish the Facility as <br />provided in this Lease. <br />Section 6.2 Environmental Obligations <br />Landlord shall be responsible, in compliance with Applicable Laws and <br />Environmental Laws, for the remediation, cleanup and/or removal of any Hazardous <br />Materials (i) existing on the Premises prior to the delivery of the Premises to Tenant, <br />excepting any obligations Tenant may have under the Development Agreement, or (ii) <br />LEASE BETWEEN CITY OF SAN LEANDRO <br />AND SAN FRANCISCO BAY CONFERENCE RESORT PAGE 32 <br />2574001\313983.8 <br />