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or in any way related to or resulting directly or indirectly from the presence or Release at, on,
<br /> under, to or from the Demised Property of Hazardous Materials. Without limiting the foregoing,
<br /> (x) the indemnity set forth in this Section 9.02 includes direct or indirect, compensatory,
<br /> consequential, special and punitive damages, (y) Tenants shall pay on demand all fees and costs
<br /> of Landlord (including attorneys' fees and costs) in connection with any enforcement by
<br /> Landlord of the terms of this Lease, and (z) all of the personal or any other property of Tenants
<br /> kept or stored at, on or about the Demised Property shall be kept or stored at the sole risk of
<br /> Tenants. Notwithstanding the foregoing, the indemnity set forth in this Section 9.02 shall not be
<br /> applicable to any claim against any Landlord Party to the extent, and only to the extent, such
<br /> claim is directly attributable to the gross negligence or willful misconduct of such Landlord
<br /> Party.
<br /> Section 9.03 The provisions of this Article 9 shall survive the expiration or sooner
<br /> termination of this Lease. Tenants hereby waives the provisions of any applicable Law restricting
<br /> the release of claims, or extent of release of claims, that Tenants does not know or suspect to
<br /> exist at the time of release, that, if known, would have materially affected Tenants' decision to
<br /> agree to the release contained in this Article 9. In this regard, Tenants hereby agree, represent,
<br /> and warrant to Landlord that Tenants realize and acknowledge that factual matters now unknown
<br /> to Tenants may hereafter give rise to Losses that are presently unknown, unanticipated and
<br /> unsuspected, and Tenants further agree, represent and warrant that the release provided
<br /> hereunder has been negotiated and agreed upon in light of that realization and that Tenants
<br /> nevertheless hereby intend to release, discharge and acquit the parties set forth herein above from
<br /> any such unknown Losses that are in any manner set forth in or related to this Lease, the
<br /> Demised Property and all dealings in connection therewith.
<br /> ARTICLE 10 INSURANCE
<br /> Section 10.01 As of the Commencement Date and throughout the Lease Term, Tenants
<br /> shall, at their sole expense, obtain, pay for and maintain (or cause to be obtained, paid for and
<br /> maintained), with financially sound and reputable insurers (as further described in Section
<br /> 10.03), (a) comprehensive "all risk" insurance covering loss or damage to the Demised Property
<br /> (including Improvements now existing or hereafter erected thereon) caused by fire, lightning,
<br /> hail, windstorm, hurricane, explosion, vandalism, malicious mischief, leakage of sprinkler
<br /> systems, and such other losses, hazards, casualties, liabilities and contingencies as are normally
<br /> and usually covered by "all risk" or "special" property policies in effect where the Demised
<br /> Property is located, endorsed to include building ordinance or law coverage sufficient to provide
<br /> coverage for costs to comply with building and zoning codes and ordinances including
<br /> demolition costs and increased cost of construction, (b) business income and interruption
<br /> insurance to include loss of business at limits sufficient to cover 100% of the annual revenues at
<br /> the Demised Property minus any non-fixed expenses payable by Tenants to Landlord with a
<br /> period of indemnity not less than twelve (12) months from time of loss (such amount being
<br /> adjusted annually) and an extended period of indemnity of one hundred eighty (180) days, and
<br /> (c) terrorism insurance for the Demised Property. The policy(ies) referred to in clauses (a) and
<br /> (d) above shall be in an amount equal to one hundred percent (100%) of the full replacement cost
<br /> of the Improvements and the Building Equipment at the Demised Property (without any
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