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reimbursement for all reasonable-attorneys' fees and all costs, including but not limited to service of process, filing fees, court and court reporter costs, investigative costs, expert witness fees and the cost of any bonds, whether taxable or not, and such reimbursement shall be included in any judgment, decree or fmal order issued in that proceeding. The "prevailing party" refers to the party determined by the court, arbitrator, or other presiding official to have achieved a greater degree of the relief or remedy sought than the other party, but not necessarily the party in whose favor the or award judgment is rendered. 11. Insurance. For so long as Licensee is conducting placement related activities in the License Areas, Licensee shall maintain commercial general liability insurance with respect to the Property in such amounts and covering such risks as is commercially reasonable with respect to the risks associated with Licensee's use of the License Areas as contemplated in Sections 2 and 3 above. Licensor, and any trustee or beneficiary under any deed of trust encumbering any portion of the Property of whom Licensee is given written notice shall each be named as additional insured on such insurance policy or policies. Licensee shall provide Licensor with evidence of such insurance promptly following the request therefore by Licensor. 12. Entire DocumentlModification. This Agreement constitutes the entire agreement between the parties hereto with respect to the Licenses, and supersedes as of the date hereof any prior agreement(s) between the parties, written or oral, concerning the transactions contemplated by this Agreement. Any subsequent modification of this Agreement shall be in writing and signed by both parties or their respective successors in interest. 13. Invaliditv. If any provision of this Agreement is held by a court of competent jurisdiction or determined in arbitration to be invalid or unenforceable, the remainder of this Agreement shall continue in full force and effect and shall in no way be impaired or invalidated, and the parties agree to substitute for the invalid or unenforceable provision a valid and enforceable provision that most closely approximates the intent and economic effect of the invalid or unenforceable provision. 14. Notices. All notices, demands or other communications given hereunder shall be in writing and sent by United States registered mail, postage pre-paid (and shall be deemed to have been duly delivered for all purposes hereunder five (5) calendar days after the date of such mailing), addressed as follows: If to Licensor, to: City of Redwood City City Hall 1017 Middlefield Road Redwood City, CA 94063 Attn: City Manager Keech Properties, LLC 3970 Woodside Rd. Woodside, CA 94062 Attn: Mr. Max A. Keech If to Licensee, to: or to such other address or to such other person as any party shall designate to the others for such 5