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at its sole cost and expense, either (a) convert the billboard to an on -premise business sign that will only be allowed to advertise the products, goods and services sold on the Subject Property referenced herein or (b) secure all required permits tr:i, and shall remove and properly transport the billboard from the Subject Property, shall return the Subject Property to its original condition, and shall not store any portion of the rernoved billboard on the Subject Property or any other location within City's jurisdictional boundaries. The billboard shall be deemed to have been satisfactorily removed for purposes of this Section 8 so long as no remnants of the sign structures remain visible above ground, all utilities are capped, and the site is graded, secured, landscaped, and irrigated to a condition satisfactory to CITY. If CITY is required to exercise its rights under this AGREEMENT due to OPERATOR'S failure to remove the billboard, then CITY shall be entitled to be reimbursed by OPERATOR any and all direct expenses incurred by CITY in exercising its rights under this subsection within no more than thirty (30) days following CITY's delivery of an invoice demanding payment for such expenses. Any such removal of the billboard by City shall not entitle OPERATOR to any damages of any kind whatsoever against CITY or its agents, and OPERATOR hereby releases and holds all City Parties harmless from indemnified claims and liabilities for any action by any of the City Parties in removing the billboard. OPERATOR hereby consents to CITY's entry onto the site to accomplish such removal. 9. Business License Rg_C uLir<3d. A valid City of Santa Aria Business License is required for all entities engaged in operating digital billboard in the City of Santa Aria. 10. Regulation by otheir Public Agencies. It is acknowledged by the Parties that other public agencies not subject to control by the City, including, but not limited to, Caltrans, may possess authority to regulate aspects of the digital billboard as contemplated herein, and this AGREEMENT does not limit the authority of any of those other public agencies. OPERATOR acknowledges and represents, in addition to City's regulations, OPERATOR shall, at all times, comply with all applicable Federal, State, local, and other public agency laws and regulations applicable to the billboard. To the extent any such other public agency or agencies preclude development or maintenance of the billboard, OPERATOR shall have the right to terminate this AGREEMENT by delivery to City of notice of termination, along with evidence reasonably satisfactory to City that the development and/or maintenance of the billboard has been precluded by another agency or agencies. Upon delivery of such evidence and notice of termination to the City, this AGREEMENT shall be deemed terminated and OPERATOR shall not be further obligated under this AGREEMENT; provided, however, that such termination shall not affect the OPERATOR'S obligation to pay any Development Review or Impact Fees that have already accrued, to indemnify and defend the City and any of its agents or consultants acting on its behalf for any Indemnified Claims and Liabilities pursuant to Section 11, and/or to convert/remove the billboard from the site in accordance with Section 8 of this AGREEMENT, if applicable. 11. OPERATOR Indemnification of A. OPERATOR will defend, indemnify and hold harmless CITY from any claims, damages, injuries, or liabilities of any kind whatsoever sustained or incurred by CITY resulting from this AGREEMENT, or OPERATTOR's performance and/or breach of this AGREEMENT.