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20.13 Governing Law. This Agreement has been entered into and executed in the State of California and shall be interpreted in accordance with the laws of said state, excluding, however,the choice of law provisions in regard to conflicts. 20.14 Force Majeure. If an Owner is delayed or hindered in performing any act required hereunder by reason of strikes, lockouts, labor troubles, inability to procure materials, unusually severe weather,terrorism, earthquake, failure of power,restrictive governmental laws or regulations, riots, insurrection, war or other substantial reason of a similar or dissimilar nature that is beyond such Owner's reasonable control,then the time for performance of such act shall be extended for a period equivalent to the period of such delay(not to exceed 120 days in the aggregate). The Owner delayed or hindered shall promptly notify the other Owner of the event causing the delay or hindrance. The foregoing shall not excuse any Owner from securing necessary financing or from making any payments due under this Agreement. 20.15 Attorneys' Fees. If there is any legal action or proceeding to enforce or interpret any provision of this Agreement or to protect or establish any right or remedy of any party, the unsuccessful party to such action or proceeding shall pay to the prevailing party as finally determined all costs and expenses, including attorneys' fees and costs, incurred by such prevailing party in such action or proceeding, in enforcing such judgment, and in connection with any appeal from such judgment. Attorneys' fees and costs incurred in enforcing any judgment or in connection with any appeal shall be recoverable separately from and in addition to any other amount included in such judgment. This Section is intended to be severable from the other provisions of this Agreement, and the prevailing party's rights under this Section shall not merge into any judgment and this Section and any judgment shall survive until all such fees and costs have been paid. 20.16 No Third Party Beneficiaries. Except as herein specifically provided, no rights, privileges or immunities conferred on the Owners by this Agreement shall inure to the benefit of any third party; nor shall any third party be deemed to be a third party beneficiary of any of the provisions contained herein. 20.17 Further Assurances. Each Owner shall execute such other and further documents and instruments reasonably requested by the other Owner (so long as it owns fee title to any Parcel)to more clearly evidence and carry out the provisions of this Agreement. 20.18 Counterparts. This Agreement may be executed in counterparts, each of which shall be an original and all of which taken together shall constitute one and the same agreement. 20.19. Estoppel Certificates. Any Owner(the "Certifying Party") shall at any time and from time to time upon not less than ten(10) days' prior written notice from the other Owner (the"Requesting Party"), execute, acknowledge, and deliver to the Requesting Party a statement in writing, as requested by the Requesting Party or any current or prospective purchaser, assignee, Lessee or lender of all or any portion of the Requesting Party's certifying: (a)that this Agreement and the applicable easements created hereby are unmodified and in full force and effect(or, if modified, adequately identifying such modification and certifying that this Agreement and such easements as so modified are in full force and effect), (b) whether or not to the knowledge of the Certifying Party there is any material default by the Requesting Party in the 4/23/13 18