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[EXECUTION COPY]

 

______________________________________________________

ASSET SALE AGREEMENT

BETWEEN

SIERRA PACIFIC POWER COMPANY

AND

WPS NORTHERN NEVADA, LLC

FOR

 THE TRACY/PINON ASSET BUNDLE

 

 

 

October 25, 2000

 

______________________________________________________

 

| TABLE OF CONTENTS
Page
ARTICLE I
DEFINITIONS
11.1Definitions1ARTICLE IIPURCHASE AND SALE 172.1The Sale172.2Excluded Assets 172.3Assumed Liabilities182.4Excluded Liabilities21ARTICLE IIIPURCHASE PRICE233.1Purchase Price233.2Purchase Price Adjustment233.3Allocation of Purchase Price253.4Proration25ARTICLE IVTHE CLOSING264.1Time and Place of Closing264.2Payment of Purchase Price274.3Deliveries by Seller274.4Deliveries by Buyer28ARTICLE VREPRESENTATIONS AND WARRANTIES OF SELLER295.1Organization; Qualification295.2Authority Relative to this Agreement305.3Consents and Approvals; No Violation315.4Reports325.5Financial Statements325.6Undisclosed Liabilities325.7Absence of Certain Changes or Events335.8Real Property335.9No Certified Survey Map Required345.10Leasehold Interests345.11Improvements345.12Insurance345.13Environmental Matters355.14Labor Matters365.15ERISA; Benefit Plans365.16Real Property Encumbrances375.17Condemnation375.18Certain Contracts and Arrangements375.19Legal Proceedings, etc.385.20Permits385.21Regulation as a Utility395.22Taxes395.23Intellectual Property395.24Compliance with Laws405.25Sufficiency of Purchased Assets 405.26Emission Allowances and Emission Reduction Credits405.27Condition of Assets415.28Title to Purchased Assets415.29Water Rights415.30Information 42ARTICLE VIREPRESENTATIONS AND WARRANTIES OF BUYER 426.1Organization426.2Authority Relative to this Agreement426.3Consents and Approvals; No Violation436.4Regulation as a Utility436.5Availability of Funds446.6Equity Contribution Agreement44ARTICLE VIICOVENANTS OF THE PARTIES447.1Conduct of Business of the Seller447.2Access to Information467.3Expenses487.4Further Assurances487.5Public Statements497.6Consents and Approvals497.7Fees and Commissions517.8Tax Matters517.9Supplements to Schedules527.10Employees527.11Risk of Loss557.12Additional Covenants of the Buyer557.13Title Insurance577.14Surveys 577.15Pinon Facility577.16Additional Gas Supply587.17Seller Subsidiaries58ARTICLE VIIICLOSING CONDITIONS598.1Conditions to Each Party's Obligations to Effect the Transactions         Contemplated Hereby598.2Conditions to Obligations of Buyer608.3Conditions to Obligations of Seller63ARTICLE IXINDEMNIFICATION659.1Indemnification659.2Defense of Claims67ARTICLE XTERMINATION AND ABANDONMENT6910.1Termination6910.2Procedure and Effect of Termination70ARTICLE XIMISCELLANEOUS PROVISIONS7111.1Amendment and Modification7111.2Waiver of Compliance; Consents7111.3Survival of Representations and Warranties7111.4Notices7211.5Assignment 7311.6Arbitration7311.7Governing Law7311.8Counterparts7411.9Interpretation7411.10Entire Agreement7411.11Bulk Sales or Transfer Laws74
 

ASSET SALE AGREEMENT

        ASSET SALE AGREEMENT, dated as of October 25, 2000, between Sierra PacificPower Company, a Nevada corporation (the "Seller"), andWPS Northern Nevada, LLC, a Nevada limited liability company (the"Buyer").

        WHEREAS, the Seller owns and operates (directly or indirectly throughwholly-owned subsidiaries) the "Purchased Assets" (as defined herein);and

        WHEREAS, the Buyer, WPS Resources Corporation, a Wisconsin corporation("WPSR"), WPS Power Development, Inc., a Wisconsin corporation("PDI") and an indirect wholly-owned subsidiary of WPSR, and Sellerentered into that certain Equity Contribution Agreement, dated as of the datehereof (the "Equity Contribution Agreement"), pursuant to which PDIhas agreed to make certain capital contributions into Buyer on or prior to theClosing Date and WPSR has agreed to unconditionally guarantee the performance byBuyer of all of Buyer's obligations under this Agreement due to be performed byBuyer at or prior to the Closing and any Adjustment Amount due thereafter; and 

        WHEREAS, the Buyer desires to purchase and assume from the Seller, and theSeller desires to sell to the Buyer, the Purchased Assets and certain associatedliabilities upon the terms and conditions hereinafter set forth in thisAgreement;

    NOW, THEREFORE, in consideration of the mutual covenants, representations,warranties and agreements hereinafter set forth, and intending to be legallybound hereby, the parties hereto agree as follows:

 

ARTICLE IDEFINITIONS
        1.1  Definitions. As used in this Agreement, the following termshave the meanings specified or referred to in this Section 1.1:

        (1)  "Adjustment Amount" shall have the meaning set forth inSection 3.2(a) hereof.

        (2)  "Adjustment Statement" shall have the meaning set forth inSection 3.2(a) hereof.

        (3)  "Affiliate" shall have the meaning set forth in Rule 12b-2of the General Rules and Regulations under the Exchange Act.

        (4)  "Agreement" means this Asset Sale Agreement for the Tracy/PinonBundle, dated October 25, 2000, between Seller and Buyer, together with theSchedules and Exhibits thereto.

        (5)  "Ancillary Agreements" means the Interconnection Agreement,the Transitional Power Purchase Agreement, the Operating Easement Agreements,the Equity Contribution Agreement, the Bills of Sale, the Assignment of Leases,the Deeds and the Instrument of Assumption.

        (6)  "Assignment of Leases" means the Assignment of Leases inthe form of Exhibit A hereto.

        (7)  "Assumed Liabilities" shall have the meaning set forth inSection 2.3 hereof.

        (8)  "Benefit Plans" shall have the meaning set forth in Section2.4(i) hereof.

        (9)  "Benefit Plans of Buyer" shall have the meaning set forthin Section 7.10(d) hereof.

        (10)  "Bill of Sale" means the Bills of Sale to be delivered atthe Closing with respect to the Purchased Assets which constitute personalproperty and which are to be transferred at the Closing, substantially in theform of Exhibit B hereto.

        (11)  "Brunswick Diesel" means the Brunswick diesel generatingfacility and related assets located in Carson City County, Nevada.

        (12)  "Business Day" means any day other than Saturday, Sundayand any day which is a legal holiday or a day on which banking institutions inthe State of New York are authorized by law or other governmental action toclose.

        (13)  "Buyer" shall have the meaning set forth in the prefacehereto.

        (14)  "Buyer Representatives" means the Buyer's accountants,counsel, environmental consultants, financial advisors and other authorizedrepresentatives.

        (15)  "Buyer Required Regulatory Approvals" shall have themeaning set forth in Section 6.3(b) hereof.

        (16)  "Buyer's Easements" shall have the meaning set forth inSection 4.3(f) hereof.

        (17)  "CERCLA" means the Comprehensive Environmental Response,Compensation and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., asamended.

        (18)  "Closing" shall have the meaning set forth in Section 4.1hereof.

        (19)  "Closing Date" shall have the meaning set forth in Section4.1 hereof.

        (20)  "COBRA" means the Consolidated Omnibus Reconciliation Actof 1985, as amended.

        (21)  "Code" means the Internal Revenue Code of 1986, as amended.

        (22)  "Collective Bargaining Agreements" shall have the meaningset forth in Section 7.10(a) hereof.

        (23)  "Confidentiality Agreement" means the Confidentiality andAuction Protocols Agreement, dated March 17, 2000, between the Seller and theBuyer.

        (24)  "CPUC" means the California Public Utility Commission orany successor thereto.

        (25)  "CSFB" shall have the meaning set forth in Section 7.7hereof.

        (26)  "Direct Claim" shall have the meaning set forth in Section9.2(c) hereof.

        (27)  "Dispute" shall have the meaning set forth in Section 11.6hereof.

        (28)  "Emission Allowance Account" means the system account usedby USEPA to track the number of SO2 Allowances held by the Seller or any of theSeller Subsidiaries in respect of the Purchased Assets.

        (29)  "Emission Reduction Credit" means a permanent, enforceable,quantifiable and surplus emissions reduction which can be considered as areduction for the purpose of offsetting requirements under the federal Clean AirAct or any state counterpart thereto.

        (30)  "Encumbrances" means any mortgages, pledges, liens,security interests, conditional and installment sale agreements, activity anduse limitations, conservation easements, deed restrictions, encumbrances andcharges of any kind.

        (31)  "Environmental Laws" means all Federal, state and locallaws, regulations, rules, ordinances, codes, decrees, judgments, directives, orjudicial or administrative orders relating to pollution or protection of theenvironment, natural resources or human health and safety, including, withoutlimitation, laws relating to Releases or threatened Releases of HazardousSubstances (including, without limitation, ambient air, surface water,groundwater, land, surface and subsurface strata) or otherwise relating to themanufacture, processing, distribution, use, treatment, storage, Release,transport or handling of Hazardous Substances, laws relating to record keeping,notification, disclosure and reporting requirements respecting HazardousSubstances, and laws relating to the management and use of natural resources.

        (32)  "Environmental Permits" shall have the meaning set forth inSection 5.13(a) hereof.

        (33)  "Environmental Site Assessments" means, collectively (i)the Tracy Station Phase I Environmental Site Assessment, dated October 1998;(ii) the Tracy Station Phase II Environmental Site Assessment, dated March 1999;(iii) the Tracy Station Phase II Environmental Assessment Closure Report, issuedNovember 1999; (iv) the Brunswick Diesel Phase I Environmental Site Assessment,dated October 1998; (v) the Gabbs Diesel Phase I Environmental Site Assessment,dated October 1998 and (vi) the Valley Road Diesel Phase I Environmental SiteAssessment, dated October 1998.

        (34) "Equity Contribution Agreement" shall have the meaning setforth in the Recitals.

        (35)  "ERISA" means the Employee Retirement Income Security Actof 1974, as amended.

        (36)  "ERISA Affiliate" shall have the meaning set forth inSection 2.4(i) hereof.

        (37)  "ERISA Affiliate Plans" shall have the meaning set forth inSection 2.4(i) hereof.

        (38)  "Estimated Adjustment Amount" means (i) the EstimatedMaintenance and Capital Expenditures Amount plus (ii) the Estimated InventoryAdjustment Amount plus (iii) the Estimated Materials and Supplies AdjustmentAmount.

        (39)   "Estimated Closing Payment" shall have the meaning setforth in Section 4.2 hereof.

        (40)  "Estimated Inventory Adjustment Amount" means the bookvalue, as determined by an independent evaluator designated by the Seller andapproved by the Buyer, which approval shall not be unreasonably withheld, of theFuel Inventory priced at the Seller's weighted average fuel costs used at or inconnection with the Purchased Assets as of the date that is ten (10) days beforethe Closing Date, which valuation shall be provided to the Buyer by the Sellerno later than five (5) days before the Closing Date.

        (41)  "Estimated Maintenance and Capital Expenditures Amount"means the Seller's estimate of the Maintenance and Capital Expenditures Amount,which estimate shall be the Seller's good faith reasonable estimate of theMaintenance and Capital Expenditures Amount actually incurred, as set forth inSchedule 1.1(41) attached hereto as of the date set forth in such Schedule1.1(41).

        (42)  "Estimated Materials and Supplies Adjustment Amount" meansthe Seller's good faith reasonable estimate of the book value of materials andsupplies used at or in connection with the Purchased Assets on the Materials andSupplies Valuation Date.

        (43)  "Exchange Act" means the Securities Exchange Act of 1934,as amended.

        (44)  "Excluded Assets" shall have the meaning set forth inSection 2.2 hereof.

        (45)  "Excluded Liabilities" shall have the meaning set forth inSection 2.4 hereof.

        (46)  "Federal Power Act" means the Federal Power Act of 1935, asamended.

        (47)  "FERC" means the Federal Energy Regulatory Commission orany successor thereto.

        (48)  "Final Order" shall have the meaning set forth in Section8.1(c) hereof.

        (49)  "Fuel Inventory" means coal, fuel oil and alternative fuelinventories that are located at, or are in transit to, the sites included withinthe Tracy/Pinon Bundle on the Closing Date.

        (50) "Gabbs Diesel" means the Gabbs diesel generating facilityand related assets located in Nye County, Nevada.

        (51)  "Good Utility Practices" mean the applicable practices,methods and acts:

            (i) required by applicable Laws, Permits and Environmental Permits orApplicable Reliability Criteria (as defined in the Interconnection Agreement),whether or not the party whose conduct is at issue is a member thereof; and

            (ii) otherwise engaged in or approved by a significant portion of the UnitedStates electric utility industry during the relevant time period, which, in theexercise of reasonable judgment in light of the facts known at the time thedecision was made, could have been expected to accomplish the desired result ata reasonable cost consistent with applicable Laws, applicable Permits andEnvironmental Permits, Applicable Reliability Criteria (as defined in theInterconnection Agreement), good business practices, safety, environmentalprotection, economy and expediency.

Good Utility Practices are not intended to be limited to the optimumpractices, methods or acts to the exclusion of all others, but rather topractices, methods or acts generally accepted in the United States electricutility industry.

        (52)  "Governmental Authority" means any executive, legislative,judicial, regulatory or administrative agency, body, commission, department,board, court, tribunal, arbitrating body or authority of the United States orany foreign country, or any state, local or other governmental subdivisionthereof.

        (53)  "Hazardous Substances" means (i) any petrochemical orpetroleum products, oil, coal ash, radioactive materials, radon gas, naturalgas, synthetic gas, and mixtures thereof, asbestos and asbestos-containingmaterials in any form that is or could become friable, urea formaldehyde foaminsulation and transformers or other equipment which may contain polychlorinatedbiphenyls; (ii) any chemicals, materials or substances defined as or included inthe definition of "hazardous substances," "hazardouswastes," "hazardous materials," "restricted hazardousmaterials," "extremely hazardous substances," "toxicsubstances," "contaminants" or "pollutants" or words ofsimilar meaning and regulatory effect; or (iii) any other chemical, material orsubstance, exposure to which is prohibited, limited or regulated by anyapplicable Environmental Laws.

        (54)  "Holding Company Act" means the Public Utility HoldingCompany Act of 1935, as amended.

        (55)  "Hourly Employees" shall have the meaning set forth inSection 7.10(a) hereof.

        (56)  "HSR Act" means the Hart-Scott-Rodino AntitrustImprovements Act of 1976, as amended.

        (57)  "Income Tax" means any federal, state, local or foreign Tax(i) based upon, measured by or calculated with respect to net income, profits orreceipts (including, without limitation, capital gains Taxes and minimum Taxes)or (ii) based upon, measured by or calculated with respect to multiple bases(including, without limitation, corporate franchise taxes) if one or more of thebases on which such Tax may be based, measured by or calculated with respect to,is described in clause (i), in each case together with any interest, penaltiesor additions to such Tax.

        (58)  "Indemnifiable Losses" shall have the meaning set forth inSection 9.1(a) hereof.

        (59)  "Indemnifying Party" shall have the meaning set forth inSection 9.1(d) hereof.

        (60)  "Indemnitee" shall have the meaning set forth in Section9.1(c) hereof.

        (61)  "Indenture" means Indenture of Mortgage dated as ofDecember 1, 1940, as supplemented from time to time, between Seller and StateStreet Bank and Trust Company, as Trustee.

        (62)  "Independent Accounting Firm" means an independentaccounting firm of national reputation mutually appointed by the Seller and theBuyer.

        (63)  "Independent Appraiser" shall have the meaning set forth inSection 3.3 hereof.

        (64)  "Instrument of Assumption" means the Instrument ofAssumption in the form of Exhibit C attached hereto.

        (65)  "Intellectual Property" means patents and patent rights,trademarks and trademark rights, trade names and trade name rights, servicemarks and service mark rights, service names and service name rights, brandnames, inventions, copyrights and copyright rights, computer programs andpending applications for and registrations of patents, trademarks, service marksand copyrights.

        (66)  "Interconnection Agreement" means the InterconnectionAgreement, dated as of October 25, 2000, between the Seller and the Buyer.

        (67)  "Inventory Adjustment Amount" shall have the meaning setforth in Section 3.2(a) hereof.

        (68)  "Knowledge" means the actual knowledge of the directors andexecutive officers of the specified Person, which directors and executiveofficers are charged with the responsibility for the particular function as ofthe date of the Agreement, or with respect to any certificate delivered pursuantto the Agreement, the date of delivery of such certificate, after reasonableinquiry by them of selected employees of the specified Person whom they believe,in good faith, to be the persons generally responsible for the subject mattersto which the knowledge is pertinent.

        (69)  "Laws" means all laws, statutes, rules, regulations,ordinances and other pronouncements having the effect of law of the UnitedStates, any foreign country or any domestic or foreign state, county, city orother political subdivision or of any Governmental Authority.

        (70)  "Leased Assets" shall have the meaning set forth in Section7.4 hereof.

        (71)  "Leases" shall have the meaning set forth in Section 5.10hereof.

        (72)  "Maintenance and Capital Expenditures Adjustment Amount"shall have the meaning set forth in Section 3.2(a) hereof.

        (73)  "Maintenance and Capital Expenditures Amount" means theaggregate amount of actual funds reasonably expended on, or for whichliabilities were reasonably accrued in accordance with generally acceptedaccounting principles applied on a consistent basis with respect to (i) anyScheduled Maintenance Expenditures or Scheduled Capital Expenditures, made withrespect to the Purchased Assets by the Seller beginning on January 1, 2001 andending on the Closing Date; provided, however, that the portion of theMaintenance and Capital Expenditures Amount attributable to ScheduledMaintenance Expenditures shall be the lesser of (x) the actual amounts expendedplus the accrued liabilities related thereto for the period beginning on January1, 2001 and ending on the earlier of June 30, 2001 and the Closing Date and (y)Two Million Eight Hundred Thirty Thousand Dollars ($2,830,000), and (ii) anymaintenance expenditures and capital expenditures which were made by the Sellerat the Buyer's request, beginning on the date of this Agreement and ending onthe Closing Date.

        (74)  "Management Employee" shall have the meaning set forth inSection 7.10(b) hereof.

        (75)  "Management Transition Plan" means the ManagementTransition Plan, Generation Bundled Employees, as detailed in the GenerationDivestiture Severance Packet, dated July, 2000, of the Seller.

        (76)  "Material Adverse Effect" means any change or changes in oreffect on the Purchased Assets that is materially adverse to the business,results of operations, financial condition or physical condition of thePurchased Assets, individually or in the aggregate, except for (i) any change oreffect resulting from changes in the international, national, regional or localwholesale or retail markets for electric power; (ii) any change or effectresulting from changes in the international, national, regional or local marketsfor any fuel used at the Purchased Assets; (iii) any change or effect resultingfrom changes in the North American, national, regional or local electrictransmission systems; (iv) any change in applicable laws, judgments, orders ordecrees; (v) any conditions imposed by a Governmental Authority in connectionwith the consents or approvals required for the transactions contemplatedhereby; and (vi) any materially adverse change in or effect on the PurchasedAssets which is cured (including by the payment of money) by the Seller to thereasonable satisfaction of Buyer before the Termination Date.

        (77)  "Materials and Supplies Adjustment Amount" shall have themeaning set forth in Section 3.2(a) hereof.

        (78)  "Materials and Supplies Valuation Date" means the date thatis ten (10) days prior to the Closing Date.

        (79)  "Necessary Capital Expenditures" shall have the meaning setforth in Section 7.1(c) hereof.

        (80)  "Necessary Maintenance Expenditures" shall have the meaningset forth in Section 7.1(e) hereof.

        (1) "Offering Memorandum" means the Offering Memorandum of SierraPacific Resources, dated March, 2000 as supplemented from time to time.

        (81)  "Off-Site Location" means any real property other than theReal Property.

        (82)  "Operating Easement Agreements" means the operatingeasements providing the right to continue operating and maintaining certaingeneration and transmission facilities at the Purchased Assets, each insubstantially the form of Exhibit D or Exhibit E attached hereto.

        (83)  "Operating Easements" means the Seller's Easements and/orBuyer's Easements granted pursuant to the Operating Easement Agreements.

        (84)  "OPUC" means the Oregon Public Utility Commission or anysuccessor thereto.

        (85)  "Permits" shall have the meaning set forth in Section 5.20hereof.

        (86)  "Permitted Encumbrances" means (i) all exceptions,restrictions, easements, covenants, charges, rights of way and monetary andnon-monetary Encumbrances of record, except for such Encumbrances which have aMaterial Adverse Effect or secure indebtedness; (ii) any state of facts that acurrent survey of the Real Property would disclose, except for such facts whichhave a Material Adverse Effect; (iii) with respect to any date before theClosing Date, Encumbrances under the Indenture; (iv) mortgages, liens, pledges,charges, Encumbrances and restrictions incurred in connection with the Seller'spurchase of personal property after the date of this Agreement, in accordancewith Section 7.1, securing all or a portion of the purchase price therefor; (v)the Buyer's Easements and the Seller's Easements (in accordance with theOperating Easement Agreements applicable to such easements and theInterconnection Agreement); (vi) statutory liens for current Taxes, assessmentsor other governmental charges not yet due or delinquent or the validity of whichis being contested in good faith by appropriate proceedings provided that suchcontested sums are paid or dismissed prior to Closing or with respect to whichSeller pays the Taxes, assessments or other government charges under protest;(vii) mechanics', carriers', workers', repairers' and other similar liensarising or incurred in the ordinary course of business relating to obligationswhich are not yet due and payable or the validity of which are being contestedin good faith by appropriate proceedings provided that such contested sums arepaid or dismissed prior to Closing or for which Seller has posted an appropriatebond to secure payment; (viii) zoning, entitlement, conservation restriction andother land use and environmental regulations by Governmental Authorities whichdo not have a Material Adverse Effect; and (ix) such other liens, imperfectionsin or failure of title, charges, easements, restrictions and Encumbrances whichdo not materially detract from the value of or materially interfere with thepresent use of the Purchased Assets and do not, in the aggregate, have aMaterial Adverse Effect.

        (87)  "Person" means any individual, partnership, joint venture,corporation, limited liability company, limited liability partnership, trust,unincorporated organization or Governmental Authority or any department oragency thereof.

        (88) "Pinon Facility" means the Pinon Pine Integrated CoalGasification Combined Cycle power plant and related assets located in StoreyCounty, Nevada.

        (89)  "PUCN" means the Public Utilities Commission of Nevada orany successor thereto.

        (90)  "Purchase Price" shall have the meaning set forth inSection 3.1 hereof.

        (91)  "Purchased Assets" means, subject to the PermittedEncumbrances, all of the right, title and interest, in, to and under the realand personal property, tangible or intangible, of the Seller and the SellerSubsidiaries constituting the Tracy/Pinon Bundle or used principally forgeneration purposes in connection with the Tracy/Pinon Bundle including, withoutlimitation, the following assets owned by the Seller or the Seller Subsidiaries:(i) the Real Property described on Schedule 1.1(92)(i) as associated with theTracy/Pinon Bundle (the "Tracy/Pinon Bundle Real Property"); (ii) allinventories of fuels, supplies, materials and spares located on or in transit tothe Tracy/Pinon Bundle Real Property on the Closing Date; (iii) the machinery,equipment, vehicles, furniture and other personal property located on the Tracy/PinonBundle Real Property on the Closing Date, including, without limitation, theitems of personal property included in Schedule 1.1(92)(iii) as being associatedwith the Tracy/Pinon Bundle, and all warranties against manufacturers or vendorsrelating thereto, to the extent that such warranties are freely transferable;(iv) the contracts, agreements and personal property leases listed on Schedules1.1(92)(iv) as being associated with the Tracy/Pinon Bundle and which areassignable; (v) the Permits listed on Schedule 1.1(92)(v) as being associatedwith the Tracy/Pinon Bundle, to the extent transferable; (vi) the EnvironmentalPermits listed on Schedule 5.12 as being associated with the Tracy/Pinon Bundle;(vii) all books, operating records, operating, safety and maintenance manuals,engineering design plans, blueprints and as-built plans, specifications,procedures and similar items of the Seller or any of the Seller Subsidiariesrelating specifically to the aforementioned assets other than books of accountassociated with the Tracy/Pinon Bundle; (viii) the SO2 Allowances identified onSchedule 1.1(92)(viii) associated with the Tracy/Pinon Bundle; (ix) any assetspurchased or to be purchased by the Seller pursuant to Section 7.4 associatedwith the Tracy/Pinon Bundle; (x) the names "Tracy and Clark MountainStation", "Pinon Pine", "Gabbs", "ValleyRoad" and "Brunswick" or any other trade names, trademarks,service marks or logos associated with the Tracy/Pinon Bundle or any part,derivative or combination thereof; (xi) the Intellectual Property used solely inconnection with the sites included within the Tracy/Pinon Bundle; and (xii) theWater Rights, including without limitation those Water Rights listed on Schedule1.1(123).

        (92)  "Qualifying Offer of Employment" shall have the meaning setforth in Section 7.10(b) hereof.

        (93)  "Real Property" means each parcel of real property owned bythe Seller (or to which the Seller holds an interest therein), including, butnot limited to, buildings, structures and improvements located thereon, fixturescontained therein and appurtenances thereto and easements and otherrights relating thereto and as more fully describedon Schedule 5.8.

        (94)  "Release" means release, spill, leak, discharge, disposeof, pump, pour, emit, empty, inject, leach, dump or allow to escape into orthrough the environment, including without limitation the abandonment ordiscarding of barrels, containers and other receptacles containing any HazardousSubstance.

        (95)  "Remediation" means an action of any kind to address aRelease or threatened Release of Hazardous Substance or the presence ofHazardous Substances at, under, on or from the Purchased Assets or an Off-SiteLocation, including, without limitation, any or all of the following activitiesto the extent they relate to or arise from the presence, Release or threatenedRelease of a Hazardous Substance at the Purchased Assets or an Off-SiteLocation: (i) monitoring, investigation, assessment, treatment, cleanup,containment, removal, mitigation, response or restoration work; (ii) obtainingany permits, consents, approvals or authorizations of any Governmental Authoritynecessary to conduct any such activity; (iii) preparing and implementing anyplans or studies for any such activity; (iv) obtaining a written noticefrom a Governmental Authority with jurisdiction over the Purchased Assets or anOff-Site Location under Environmental Laws that no material additionalinvestigation or work is required by such Governmental Authority; (v) the use,implementation, application, installation, operation or maintenance of removalor remedial actions on the Purchased Assets or an Off-Site Location, remedialtechnologies applied to the surface or subsurface soils or ground or surfacewater, excavation and treatment or disposal of soils or waters at an Off-SiteLocation, systems for treatment of surface water or ground water, engineeringcontrols or institutional controls; and (vi) any other activities reasonablydetermined by a party to be necessary or appropriate or required underEnvironmental Laws to address the presence, Release or threatened Release ofHazardous Substances at the Purchased Assets or an Off-Site Location.

        (96)  "Scheduled Capital Expenditures" means those capitalexpenditures included on Schedule 1.1(97).

        (97)  "Scheduled Maintenance Expenditures" means thosemaintenance expenditures included on Schedule 1.1(98).

        (98)  "SEC" means the Securities and Exchange Commission or anysuccessor thereto.

        (99)  "Securities Act" means the Securities Act of 1933, asamended.

        (100)  "Seller" shall have the meaning set forth in the prefacehereto.

        (101)  "Seller Agreements" means those agreements listed onSchedule 5.18, the Collective Bargaining Agreements and the ManagementTransition Plan.

        (102)  "Seller Balance Sheet" shall have the meaning set forth inSection 5.5 hereof.

        (103)  "Seller Required Regulatory Approvals" shall have themeaning set forth in Section 5.3(b) hereof.

         (104)  "Seller Subsidiaries" shall mean the following wholly-ownedSubsidiaries of Seller: Pinon Pine Company, L.L.C., a Delaware limitedliability company, Pinon Pine Corp., a Nevada corporation, Pinon PineInvestment Co., a Nevada corporation, and GPSF-B, Inc., a Delaware corporation.

        (105)  "Seller's Easements" shall have the meaning set forth inSection 4.4(f) hereof.

        (106)  "Separation Schedule" means the schedule to be delivered tothe Buyer by the Seller by the earlier of February 21, 2001 or 60 days prior tothe Closing Date, which shall delineate the Purchased Assets from the Seller'sother assets and which shall be consistent with the separation schedule summaryattached hereto as Exhibit F and otherwise reasonably acceptable to Buyer.

        (107)  "SO2 Allowance" means an authorization by the Administratorof the USEPA under the Clean Air Act, 42 U.S.C. Section 7401, et seq., to emitone ton of sulfur dioxide during or after a specified calendar year.

        (108)  "Subsidiary", when used in reference to any other Personmeans any corporation of which outstanding securities having ordinary votingpower to elect a majority of the Board of Directors of such corporation areowned directly or indirectly by such other Person.

        (109)  "Sustained Run Test" shall have the meaning set forth inSection 7.15 hereof.

        (110)  "Tax" means any tax, charge, fee, levy, penalty or otherassessment (other than any Income Tax) imposed by any U.S. federal, state, localor foreign taxing authority, including, but not limited to, any excise,property, sales, transfer, franchise, payroll, withholding, social security orother tax, including any interest, penalties or additions attributable thereto.

        (111)  "Tax Return" means any return, report, information return,declaration, claim for refund or other document (including any related orsupporting information) supplied or required to be supplied to any authoritywith respect to Taxes and including any supplement or amendment thereof.

        (112)  "Termination Date" shall have the meaning set forth inSection 10.1(b) hereof.

        (113)  "Third Party Claim" shall have the meaning set forth inSection 9.2(a) hereof.

        (114)  "Tracy/Pinon Bundle" means the Tracy and Clark MountainStation, the Pinon Facility, the Gabbs Diesel, the Valley Road Diesel and theBrunswick Diesel.

        (115)  "Tracy and Clark Mountain Station" means the Tracy andClark Mountain Station generating facility and related assets located in Storeyand Washoe Counties, Nevada.

        (116)  "Transitional Power Purchase Agreement" or ("TPPA")means the Transitional Power Purchase Agreement, dated as of October 25, 2000,between the Buyer and the Seller.

        (117)  "TPPA Amount" shall have the meaning set forth in Section3.1 hereof.

        (118)  "Tuscarora Transportation Agreement" means theTransportation Service Agreement dated January 11, 1995 (as amended on November1, 1998) between Tuscarora Gas Transmission Company and Seller.

        (119)  "USEPA" means the United States Environmental ProtectionAgency, or any successor agency thereto.

        (120)  "Valley Road Diesel" means the Valley Road dieselgenerating facility and related assets located in Washoe County, Nevada.

        (121)  "WARN Act" means the Federal Worker Adjustment Retrainingand Notification Act of 1988, as amended.

        (122)  "Water Rights" means all rights and interests in and to allpermits, certificates and/or decrees for the use of waters of the State ofNevada, including the surface waters of the Truckee River, that are owned, heldor otherwise enjoyed by the Seller or any Seller Subsidiary with respect toTracy/Pinon Station; Water Rights includes, without limitation, those WaterRights listed in Schedule 1.1(123), as well as any pending application(s) forWater Rights for any use associated with Tracy/Pinon Station.

 

ARTICLE IIPURCHASE AND SALE
        1.2  The Sale. Upon the terms and subject to the satisfaction of theconditions contained in this Agreement, at the Closing, the Seller shall, andshall cause the Seller Subsidiaries to, sell, assign, convey, transfer anddeliver to the Buyer, and the Buyer shall purchase and acquire from the Sellerand the Seller Subsidiaries, free and clear of all Encumbrances (except forPermitted Encumbrances and the operating easement(s) granted in accordance withthe Operating Easement Agreements and the Interconnection Agreement), all of theSeller's and the Seller Subsidiaries' right, title and interest in, to and underthe real and personal property, tangible or intangible, owned by the Seller andthe Seller Subsidiaries and constituting the Purchased Assets.

        1.3  Excluded Assets. Notwithstanding any provision herein to thecontrary, the Purchased Assets shall not include the following (collectively,the "Excluded Assets"):

        (1)  all cash, cash equivalents, bank deposits, accounts receivable, and any income,sales, payroll or other tax receivables;

        (2)  the names "Sierra Pacific Resources," "Sierra Pacific PowerCompany," "Sierra Pacific," "Nevada Power Company" and"Nevada Power" or any related or similar trade names, trademarks,service marks or logos;

        (3)   transmission, substation and communication facilities and related supportequipment described in Schedule 2.2(c);

        (4)  any refund, credit penalty payment, adjustment or reconciliation (i) related toReal Property, personal property or other Taxes paid prior to the Closing Datein respect of the Purchased Assets, whether such refund, adjustment orreconciliation is received as a payment or as a credit against future Taxespayable, or (ii) arising under the Seller Agreements and relating to a periodbefore the Closing Date;

        (5)  except to the extent specifically required by law and except such personnelrecords set forth on Schedule 2.2(e), the personnel records relating to anyemployees of the Seller;

        (6)  the rights and assets described in the Separation Schedule as not part of thePurchased Assets; and

        (7)  the SO2 Allowances identified on Schedule 2.2(g).

        1.4  Assumed Liabilities. On the Closing Date, the Buyer shalldeliver to the Seller the Instrument of Assumption pursuant to which the Buyershall assume and agree to discharge to the maximum extent permitted by law, allof the liabilities and obligations of the Seller and the Seller Subsidiaries,direct or indirect, known or unknown, absolute or contingent, which relate tothe Purchased Assets, other than Excluded Liabilities, in accordance with therespective terms and subject to the respective conditions thereof, including,without limitation, the following liabilities and obligations:

        (1)  all liabilities and obligations of the Seller and the Seller Subsidiariesto be paid or performed after the Closing Date arising under (i) the SellerAgreements, the Environmental Permits, the Permits, the Leases, contracts andany other agreements or leases in each case assigned to the Buyer pursuant tothis Agreement in accordance with the terms thereof, and (ii) the leases,contracts and other agreements entered into by the Seller with respect to thePurchased Assets after the date hereof consistent with the terms of thisAgreement (including in the case of (i) and (ii), without limitation, agreementswith respect to liabilities for real or personal property taxes or other Taxeson any of the Purchased Assets); except, in each case, to the extent suchliabilities and obligations, but for a breach or default by the Seller or anySeller Subsidiary, would have been paid, performed or otherwise discharged on orprior to the Closing Date or to the extent the same arise out of any such breachor default;

        (2)  all liabilities and obligations associated with the Purchased Assets inrespect of Taxes for which the Buyer is liable pursuant to Section 7.8 hereof;

        (3)  any liabilities and obligations for which the Buyer has indemnified theSeller pursuant to Section 9.1 hereof;

        (4)  all liabilities to employees for which the Buyer is liable pursuant toSection 7.10 hereof, including the Collective Bargaining Agreements and theManagement Transition Plan;

        (5)  any liability, obligation or responsibility under or related to former,current or future Environmental Laws or the common law, whether such liabilityor obligation or responsibility is known or unknown, contingent or accrued,arising as a result of or in connection with (i) any violation or allegedviolation of Environmental Law, prior to the Closing Date, with respect to theownership or operation of the Purchased Assets, including, without limitation,any fines or penalties that arise in connection with the ownership or operationof the Purchased Assets prior to the Closing Date or the costs associated withcorrecting any such violations; (ii) loss of life, injury to persons or propertyor damage to natural resources (whether or not such loss, injury or damage aroseor was made manifest before the Closing Date or arises or becomes manifest afterthe Closing Date), caused (or allegedly caused) by the presence or Release ofHazardous Substances at, on, in, under, adjacent to, discharged from, emittedfrom or migrating from the Purchased Assets prior to the Closing Date,including, without limitation, Hazardous Substances contained in buildingmaterials at the Purchased Assets or in the soil, surface water, sediments,groundwater, landfill cells, or in other environmental media at or adjacent tothe Purchased Assets; and (iii) the investigation and/or Remediation (whether ornot such investigation or Remediation commenced before the Closing Date orcommences after the Closing Date) of Hazardous Substances that are present orhave been Released prior to the Closing Date at, on, in, under, adjacent to,discharged from, emitted from or migrating from the Purchased Assets, including,without limitation, Hazardous Substances contained in building materials at thePurchased Assets or in the soil, surface water, sediments, groundwater, landfillcells, or in other environmental media at or adjacent to the Purchased Assets;provided, as to all of the above, that nothing set forth in this Section 2.3(e)shall require the Buyer to assume any liabilities that are expressly excluded inSection 2.4 hereof;

        (6)  any liability, obligation or responsibility under or related to former,current or future Environmental Laws or the common law, whether such liabilityor obligation or responsibility is known or unknown, contingent or accrued,arising as a result of or in connection with (i) any violation or allegedviolation of Environmental Law, on or after the Closing Date, with respect tothe ownership or operation of the Purchased Assets; (ii) compliance withapplicable Environmental Laws on or after the Closing Date with respect to theownership or operation of the Purchased Assets; (iii) loss of life, injury topersons or property or damage to natural resources caused (or allegedly caused)by the presence or Release of Hazardous Substances at, on, in, under, adjacentto, discharged from, emitted from or migrating from the Purchased Assets on orafter the Closing Date, including, without limitation, Hazardous Substancescontained in building materials at the Purchased Assets or in the soil, surfacewater, sediments, groundwater, landfill cells, or in other environmental mediaat or adjacent to the Purchased Assets; (iv) loss of life, injury to persons orproperty or damage to natural resources caused (or allegedly caused) by theoff-site disposal, storage, transportation, discharge, Release, recycling, orthe arrangement for such activities, of Hazardous Substances, on or after theClosing Date, in connection with the ownership or operation of the PurchasedAssets; (v) the investigation and/or Remediation of Hazardous Substances thatare present or have been released on or after the Closing Date at, on, in,under, adjacent to, discharged from, emitted from or migrating from thePurchased Assets, including, without limitation, Hazardous Substances containedin building materials at the Purchased Assets or in the soil, surface water,sediments, groundwater, landfill cells or in other environmental media at oradjacent to the Purchased Assets; and (vi) the investigation and/or Remediationof Hazardous Substances that are disposed, stored, transported, discharged,Released, recycled, or the arrangement of such activities, on or after theClosing Date, in connection with the ownership or operation of the PurchasedAssets, at any Off-Site Location; provided, that nothing set forth in thisSection 2.3(f) shall require the Buyer to assume any liabilities that areexpressly excluded in Section 2.4 hereof;

        (a  all liabilities incurred by the Seller with respect to the Maintenance andCapital Expenditures Amount made with respect to the Purchased Assets;

        (b  all liabilities or obligations associated with the Purchased Assets inrespect of the continued operation of the Pinon Facility and the continuedprovision of information to the United States Department of Energy("DOE") pursuant to Section 7.12(b) and (c); and

        (c  all other liabilities or obligations exclusively relating to the PurchasedAssets no matter when the events or occurrences giving rise to such liabilitiesor obligations took place.

All of the foregoing liabilities and obligations to be assumed by the Buyerhereunder (excluding any Excluded Liabilities) are collectively referred toherein as the "Assumed Liabilities." It is understood and agreed thatnothing in this Section 2.3 shall constitute a waiver or release of any claimsarising out of the contractual relationships between the Seller and the Buyer.

        1.5  Excluded Liabilities. The Buyer shall not assume or beobligated to pay, perform or otherwise discharge the following liabilities(collectively, the "Excluded Liabilities"):

        (1)  any liabilities or obligations of the Seller or any Seller Subsidiary inrespect of any Excluded Assets or other assets of the Seller or any SellerSubsidiary which are not Purchased Assets;

        (2)  any liabilities or obligations in respect of Taxes attributable to thePurchased Assets for taxable periods ending on or prior to the Closing Date,except for Taxes for which the Buyer is liable pursuant to Section 7.8(a)hereof;

        (3)  any liabilities, obligations or responsibilities relating to thedisposal, storage, treatment, transportation, discharge, Release, threatenedRelease, recycling, or the arrangement for such activities, by the Seller or anySeller Subsidiary, of Hazardous Substances that were generated, used or storedat the Purchased Assets, at any Off-Site Location, where the disposal, storage,treatment, transportation, discharge, Release, threatened Release, recycling orthe arrangement for such activities at such Off-Site Location occurred prior tothe Closing Date, provided that for purposes of this Section 2.4(c),"Off-Site Location" does not include any location to which HazardousSubstances disposed of, discharged from, emitted from or Released at thePurchased Assets have migrated including, but not limited to, surface watersthat have received waste water discharges from the Purchased Assets;

        (4)  any liabilities, obligations or responsibilities relating to (i) thetransmission facilities delineated in the Interconnection Agreement or OperatingEasement Agreements or (ii) any operations of Seller or any Seller Subsidiaryon, or usage of, the operating easements, including, without limitation,liabilities, obligations or responsibilities arising as a result of or inconnection with (A) any violation or alleged violation of Environmental Laws and(B) loss of life, injury to persons or property or damage to natural resources,except to the extent caused by the Buyer;

        (5)  any liabilities or obligations required to be accrued by the Seller inaccordance with generally accepted accounting principles and the FERC UniformSystem of Accounts on or before the Closing Date with respect to liabilitiesrelated to the Purchased Assets other than any liability assumed by the Buyerunder Section 2.3(a), (e) or (f) hereof;

        (6)  any liabilities or obligations relating to any personal injury(including, without limitation, workers' compensation claims), discrimination,wrongful discharge, or unfair labor practice filed with or pending before anycourt or administrative agency, or any threatened claim of which Seller hasKnowledge on the Closing Date, with respect to liabilities principally relatingto the Purchased Assets, other than any liabilities or obligations assumed bythe Buyer under Section 2.3(e) hereof;

        (7)  any payment obligations of the Seller or any Seller Subsidiary for goodsdelivered or services rendered prior to the Closing;

        (d  any liabilities or obligations imposed upon, assumed or retained by theSeller or any Seller Subsidiary pursuant to the Interconnection Agreement,Operating Easement Agreements or any other Ancillary Agreement;

        (8)  any liabilities, obligations or responsibilities relating to any"employee benefit plan" (as defined in Section 3(3) of ERISA)maintained by the Seller or any Seller Subsidiary and any trade or business(whether or not incorporated) that are or have ever been under common control,or that are or have ever been treated as a single employer, with the Seller orany Seller Subsidiary under Section 414(b), (c), (m) or (o) of the Code (an"ERISA Affiliate") or to which the Seller or any Seller Subsidiary andany ERISA Affiliate contributed thereunder (the "ERISA AffiliatePlans"), including any multiemployer plan, maintained by, contributed to,or obligated to contribute to, at any time, by the Seller, any Seller Subsidiaryor any ERISA Affiliate (hereinafter referred to as "Benefit Plans"),including any liability (i) to the Pension Benefit Guaranty Corporation underTitle IV of ERISA; (ii) with respect to non-compliance with the notice andbenefit continuation requirements of COBRA; (iii) with respect to anynon-compliance with ERISA or any other applicable Laws; or (iv) with respect toany suit, proceeding or claim that is brought against any Benefit Plan, ERISAAffiliate Plan, any fiduciary or former fiduciary of any such Benefit Plan orERISA Affiliate Plan;

        (9)  liabilities with respect to any accrued payment obligations incurred bySeller or any Seller Subsidiary prior to the Closing Date; and

        (10)  any liabilities, obligations, or responsibilities relating to the (i)disposal, storage, treatment, transportation, discharge, Release, threatenedRelease, recycling, or the arrangement for such activities, by the Seller or anySeller Subsidiary, of Hazardous Substances that were generated, used or storedat Valley Road Diesel, Gabbs Diesel and Brunswick Diesel prior to the ClosingDate, or (ii) the failure of the Seller or any Seller Subsidiary to comply withany Environmental Laws applicable to Valley Road Diesel, Gabbs Diesel andBrunswick Diesel prior to the Closing Date.

ARTICLE IIIPURCHASE PRICE
        1.6  Purchase Price. The purchase price for the Purchased Assetsshall be an amount equal to the sum of (i) Two Hundred Forty-Nine Million EightHundred Thousand Dollars ($249,800,000), (ii) the Estimated Adjustment Amount,(iii) the Adjustment Amount and (iv) any amounts paid by the Seller with respectto Leased Assets pursuant to Section 7.4 hereof (the "PurchasePrice"). The amount to be paid by Seller to Buyer for the TransitionalPower Purchase Agreement being entered into by Buyer and Seller hereunder shallbe One Hundred Fifteen Million Dollars ($115,000,000) (the "TPPAAmount"), which shall be comprised of (x) $103,500,000 related to theoriginal term of the TPPA and (y) $11,500,000 related to Seller's unilateralright to take service under the terms and conditions of the TPPA for the periodfrom January 1, 2003 through February 28, 2003.

        1.7  Purchase Price Adjustment. (a) Within sixty (60) days after theClosing, the Seller shall prepare and deliver to the Buyer a statement (the"Adjustment Statement") which reflects (i) the difference between (A)the book value, as determined by an independent evaluator designated by theSeller and approved by the Buyer as of the Closing Date, of all Fuel Inventoryused at or in connection with the Purchased Assets and (B) the EstimatedInventory Adjustment Amount (such difference is referred to as the"Inventory Adjustment Amount"), (ii) the difference between (A) thebook value, as determined by an independent evaluator designated by the Sellerand approved by the Buyer as of the Closing Date, of the materials and suppliesused at or in connection with the Purchased Assets and (B) the EstimatedMaterials and Supplies Adjustment Amount (such difference is referred to as the"Materials and Supplies Adjustment Amount") and (iii) the differencebetween (A) the Maintenance and Capital Expenditures Amount and (B) theEstimated Maintenance and Capital Expenditures Amount (such difference isreferred to as the "Maintenance and Capital Expenditures AdjustmentAmount"). The Inventory Adjustment Amount, the Materials and SuppliesAdjustment Amount and the Maintenance and Capital Expenditures Adjustment Amountare referred to collectively as the "Adjustment Amount." TheAdjustment Statement shall be prepared using the same generally acceptedaccounting principles, policies and methods as the Seller has historically usedin connection with the calculation of the items reflected on the AdjustmentStatement. The Buyer agrees to cooperate with the Seller in connection with thepreparation of the Adjustment Statement and related information, and shallprovide to the Seller such books, records and information as may be reasonablyrequested from time to time.

        (1)  The Buyer may dispute the Inventory Adjustment Amount, the Materials andSupplies Adjustment Amount or the Maintenance and Capital Expenditures Amount; provided,however, that the Buyer shall notify the Seller in writing of thedisputed amount, and the basis of such dispute, within ten (10) Business Days ofthe Buyer's receipt of the Adjustment Statement. In the event of a dispute withrespect to the Inventory Adjustment Amount, the Materials and SuppliesAdjustment Amount or the Maintenance and Capital Expenditures Amount, the Buyerand the Seller shall attempt to reconcile their differences and any resolutionby them as to any disputed amounts shall be final, binding and conclusive on theparties. If the Buyer and the Seller are unable to reach a resolution of suchdifferences within thirty (30) days of receipt of the Buyer's written notice ofdispute to the Seller, the Buyer and the Seller shall submit the amountsremaining in dispute for determination and resolution to the IndependentAccounting Firm, which shall be instructed to determine and report to theparties, within thirty (30) days after such submission, upon such remainingdisputed amounts, and such report shall be final, binding and conclusive on theparties hereto with respect to the amounts disputed. The fees and disbursementsof the Independent Accounting Firm shall be allocated between the Buyer and theSeller so that the Buyer's share of such fees and disbursements shall be in thesame proportion that the aggregate amount of such remaining disputed amounts sosubmitted by the Buyer to the Independent Accounting Firm that is unsuccessfullydisputed by the Buyer (as finally determined by the Independent Accounting Firm)bears to the total amount of such remaining disputed amounts so submitted by theBuyer to the Independent Accounting Firm.

        (2) Within ten (10) Business Days after the Buyer's receipt of the AdjustmentStatement, the Buyer shall pay all undisputed portions of the Adjustment Amount.If there is a dispute with respect to any amount on the Adjustment Statement,within five (5) Business Days after the final determination of such disputedamounts on the Adjustment Statement, the Buyer shall pay to the Seller an amountequal to the disputed portion of the Adjustment Amount as finally determined tobe payable with respect to the Adjustment Statement; provided, however*,*that if such amount shall be less than zero, then the Seller shall pay to theBuyer the amount by which such amount is less than zero. All payments madepursuant to this Section 3.2(c) shall be paid together, with interest thereonfor the period commencing on the Closing Date through the date of payment,calculated at the prime rate of The Chase Manhattan Bank in effect on theClosing Date, in cash by federal or other wire transfer of immediately availablefunds.

        1.8  Allocation of Purchase Price. The Buyer and the Seller shalluse their good faith best efforts to agree upon an allocation among thePurchased Assets of the sum of the Purchase Price consistent with Section 1060of the Code and the Treasury Regulations thereunder within one-hundred twenty(120) days of the date of this Agreement but in no event less than thirty (30)days prior to the Closing. The Buyer and the Seller may jointly agree to obtainthe services of an independent appraiser (the "Independent Appraiser")to assist the parties in determining fair value of the Purchased Assets forpurposes of such allocation. If such an appraisal is made, both the Buyer andthe Seller agree to accept the Independent Appraiser's determination of the fairvalue of the Purchased Assets. The parties shall jointly select the IndependentAppraiser. The cost of the appraisal shall be borne equally by the Buyer and theSeller. Each of the Buyer and the Seller agrees to file Internal Revenue ServiceForm 8594, and all federal, state, local and foreign Tax Returns, in accordancewith such agreed allocation. Each of the Buyer and the Seller shall report thetransactions contemplated by this Agreement for federal Income Tax and all othertax purposes in a manner consistent with the allocation determined pursuant tothis Section 3.3. Each of the Buyer and the Seller agrees to provide the otherpromptly with any other information required to complete Form 8594. Each of theBuyer and the Seller shall notify and provide the other with reasonableassistance in the event of an examination, audit or other proceeding regardingthe agreed upon allocation of the Purchase Price.

        1.9  Proration. (a) The Buyer and the Seller agree that all of theitems normally prorated, including those listed below, relating to the businessand operation of the Purchased Assets shall be prorated as of the Closing Date,with the Seller liable to the extent such items relate to any time periodthrough the Closing Date, and the Buyer liable to the extent such items relateto periods subsequent to the Closing Date:

(1)  personal property, real estate, occupancy and any other Taxes,    assessments and other charges, if any, on or with respect to the business    and operation of the Purchased Assets;

(2)  rent, Taxes and other items payable by or to the Seller or any of the    Seller Subsidiaries under any of the Seller Agreements to be assigned to and    assumed by the Buyer hereunder;

(3)  any permit, license or registration fees with respect to any    Environmental Permit or other Permit; and

(4)  sewer rents and charges for water, telephone, electricity and other    utilities.

        (2)  In connection with such proration, in the event that actual figures arenot available at the Closing Date, the proration shall be based upon the actualamount of such Taxes or fees for the preceding year (or appropriate period) forwhich actual Taxes or fees are available and such Taxes or fees shall bereprorated upon request of either the Seller or the Buyer made within sixty (60)days of the date that the actual amounts become available. The Seller and theBuyer agree to furnish each other with such documents and other records as maybe reasonably requested in order to confirm all adjustment and prorationcalculations made pursuant to this Section 3.4.

        (b  In connection with any proration of property taxes, in the event that thePurchased Assets are not separately valued and assessed, the proration of suchproperty taxes shall be determined based upon the proportion of (i) the"historic cost less depreciation" of the Purchased Assets to (ii) thetotal historic cost less depreciation of all the assets reported on theapplicable Nevada Operating Property Appraisal Report.

 

ARTICLE IVTHE CLOSING
        1.10  Time and Place of Closing. Upon the terms and subject to thesatisfaction of the conditions contained in this Agreement, the closing of thetransactions contemplated by this Agreement (the "Closing") shall takeplace at the offices of Skadden, Arps, Slate, Meagher & Flom LLP, 4 TimesSquare, New York, New York, at 10:00 a.m., local time, on the first Business Dayfollowing the date on which all of the conditions to each party's obligationshereunder have been satisfied or waived, or at such other place or time as theparties may agree. The date on which the Closing actually occurs is hereinafterreferred to as the "Closing Date." The Closing shall be deemedeffective for all purposes as of 12:00:01 a.m. on the Closing Date.

        1.11  Payment of Purchase Price. Upon the terms and subject to thesatisfaction of the conditions contained in this Agreement, in consideration ofthe aforesaid sale, assignment, conveyance, transfer and delivery of thePurchased Assets, the Buyer shall pay or cause to be paid to the Seller thePurchase Price. The Purchase Price shall be paid as follows: (i) an amount atClosing equal to the sum of $249,800,000 and any amounts with respect to LeasedAssets to be paid pursuant to Section 7.4 hereof, plus (ii) the EstimatedAdjustment Amount for the Closing pursuant to Section 3.2 hereof, less (iii) theTPPA Amount (the "Estimated Closing Payment"), by wire transfer ofimmediately available funds or by such other means as are agreed to by theSeller and the Buyer.

        1.12  Deliveries by Seller. At the Closing, the Seller shall deliverto the Buyer the following:

        (1)  Bills of Sale, duly executed by each of the Seller and the SellerSubsidiaries for the personal property included in the Purchased Assets;

        (2)  The executed consents to transfer the Seller Agreements, theEnvironmental Permits and the Permits, to the extent specifically requiredhereunder;

        (3)  Each Ancillary Agreement required to be delivered under this Agreement,duly executed by the Seller;

        (4)  The certificate and opinion of counsel as contemplated by Section 8.2hereof;

        (5)  One or more deeds of conveyance transferring the Seller's interest in theReal Property to the Buyer, duly executed and acknowledged by the Seller and inrecordable form subject to Permitted Encumbrances and retaining to the extentnecessary any existing easements in favor of the Seller with respect to RealProperty conveyed to the Buyer, each substantially in the form of Exhibit Gattached hereto;

        (6)  One or more easements to the extent necessary to evidence the right ofthe Buyer to use the Real Property of the Seller (the "Buyer'sEasements") associated with the Purchased Assets, duly executed andacknowledged by the Seller and in recordable form, each substantially in theform of Exhibit E attached hereto;

        (7)  The Assignment of Leases, in the form of Exhibit A attached hereto,assigning to the Buyer all of the Seller's right, title and interest as lessor(or lessee, as the case may be) under the Leases;

        (8)  Copies of the resolutions adopted by the board of directors of each ofthe Seller and the Seller Subsidiaries, certified by the secretary of suchparty, as having been duly and validly adopted and as being in full force andeffect, authorizing the execution and delivery by such party of this Agreement,the Ancillary Agreements, the Bill of Sale and other closing documents describedin this Agreement to which it is a party, and the performance by such party ofits obligations hereunder and thereunder;

        (9)  All such other instruments of assignment or conveyance as shall, in thereasonable opinion of the Buyer and its counsel, be necessary to transfer to theBuyer the Purchased Assets in accordance with this Agreement, the AncillaryAgreements and where necessary or desirable, in recordable form;

        (10)  Such other agreements, documents, instruments and writings as arerequired to be delivered by the Seller or any Seller Subsidiary at or prior tothe Closing Date pursuant to this Agreement, the Ancillary Agreements orotherwise required in connection herewith or therewith; and

        1.13  Deliveries by Buyer. At the Closing, the Buyer shall deliver tothe Seller the following:

        (1)  The Estimated Closing Payment by wire transfer of immediately availablefunds or by such other means as are agreed to by the Seller and the Buyer;

        (2)  Each Ancillary Agreement required to be delivered under this Agreement,duly executed by the Buyer;

        (3)  The certificate and opinion of counsel as contemplated by Section 8.3hereof;

        (4)  One or more easements to the extent necessary to evidence the right ofthe Seller to use the Real Property of the Buyer (the "Seller'sEasements"), to the extent necessary for the Seller to continue andmaintain its transmission and distribution business, in favor of the Seller withrespect to Real Property conveyed to the Buyer, duly executed and acknowledgedby the Buyer, each substantially in the form of Exhibit D attached hereto, andthe Buyer shall bear any transfer or similar tax incurred in connection herewithas set forth in Section 7.8 hereof;

        (5)  The Instrument of Assumption, duly executed by the Buyer providing forthe assumption of all of the Seller's right, title and interest as lessor (orlessee as the case may be) under the Leases;

        (6)  All such other instruments of assumption as shall, in the reasonableopinion of the Seller and its counsel, be necessary for the Buyer to assume theAssumed Liabilities in accordance with this Agreement;

        (7)  Copies of the resolutions adopted by the board of directors of the Buyer,certified by the secretary of the Buyer, as having been duly and validly adoptedand as being in full force and effect, authorizing the execution and delivery bythe Buyer of this Agreement, the Ancillary Agreements and other closingdocuments described in this Agreement to which the Buyer is a party, and theperformance by the Buyer of its obligations hereunder and thereunder; and

        (8)  Such other agreements, documents, instruments and writings as arerequired to be delivered by the Buyer at or prior to the Closing Date pursuantto this Agreement the Ancillary Agreements or otherwise required in connectionherewith or therewith.

 

ARTICLE VREPRESENTATIONS AND WARRANTIES OF SELLER
        The Seller represents and warrants to the Buyer as follows:

        1.14  Organization; Qualification.

        (1)  The Seller is a corporation duly organized, validly existing and in goodstanding under the laws of the State of Nevada and has all requisite corporatepower and authority to own, lease, and operate its properties and to carry onits business as is now being conducted. The Seller is duly qualified or licensedto do business as a foreign corporation and is in good standing in eachjurisdiction in which the property owned, leased or operated by it or the natureof the business conducted by it makes such qualification necessary, except wherethe failure to be so duly qualified or licensed and in good standing would nothave a Material Adverse Effect. The Seller has heretofore delivered to the Buyercomplete and correct copies of its Certificate of Incorporation and Bylaws ascurrently in effect.

        (2)  Each of the Seller Subsidiaries is duly organized, validly existing andin good standing under the laws of the State of Nevada or the State of Delaware,as applicable, and has all requisite corporate or limited liability companypower and authority to own, lease, and operate its properties and to carry onits business as is now being conducted. Each of the Seller Subsidiaries is dulyqualified or licensed to do business as a foreign corporation or limitedliability company and is in good standing in each jurisdiction in which theproperty owned, leased or operated by it or the nature of the business conductedby it makes such qualification necessary, except where the failure to be so dulyqualified or licensed and in good standing would not have a Material AdverseEffect.

        1.15  Authority Relative to this Agreement. Each of the Seller andthe Seller Subsidiaries has full corporate or limited liability company, asapplicable, power and authority to execute and deliver this Agreement and theAncillary Agreements to which it is a party and to consummate the transactionscontemplated hereby and thereby. The execution and delivery of this Agreementand the Ancillary Agreements and the consummation of the transactionscontemplated hereby and thereby have been duly and validly authorized by theboard of directors of each of the Seller and the Seller Subsidiaries and noother corporate or limited liability company, as applicable, proceedings on thepart of the Seller or any of the Seller Subsidiaries are necessary to authorizethis Agreement or the Ancillary Agreements or to consummate the transactionscontemplated hereby and thereby. This Agreement and the Ancillary Agreements towhich it is a party have been duly and validly executed and delivered by each ofthe Seller and the Seller Subsidiaries, and assuming that this Agreement and theAncillary Agreements constitute valid and binding agreements of the Buyer,subject to the receipt of the Seller Required Regulatory Approvals and the BuyerRequired Regulatory Approvals, constitute valid and binding agreements of eachsuch party, enforceable against such party in accordance with their terms,except that such enforceability may be limited by applicable bankruptcy,insolvency, moratorium or other similar laws affecting or relating toenforcement of creditors' rights generally or general principles of equity.

        1.16  Consents and Approvals; No Violation. (a) Except as set forthin Schedule 5.3(a), and other than obtaining the Seller Required RegulatoryApprovals and the Buyer Required Regulatory Approvals, neither the execution anddelivery of this Agreement or the Ancillary Agreements by the Seller and theSeller Subsidiaries, as applicable, nor the sale by the Seller and the SellerSubsidiaries of the Purchased Assets pursuant to this Agreement or the AncillaryAgreements shall in each case (i) conflict with or result in any breach of anyprovision of the Certificate of Incorporation or Bylaws (or other similargoverning documents) of such party, (ii) require any consent, approval,authorization or permit of, or filing with or notification to, any GovernmentalAuthority or regulatory authority, except (x) where the failure to obtain suchconsent, approval, authorization or permit, or to make such filing ornotification, would not have a Material Adverse Effect or (y) for thoserequirements which become applicable to such party as a result of the specificregulatory status of the Buyer (or any of its Affiliates) or as a result of anyother facts that specifically relate to the business or activities in which theBuyer (or any of its Affiliates) is or proposes to be engaged; (iii) result in adefault (or give rise to any right of termination, cancellation or acceleration)under any of the terms, conditions or provisions of any note, bond, mortgage,indenture, license, agreement or other instrument or obligation to which it is aparty or by which it, or any of the Purchased Assets may be bound, except forsuch defaults (or rights of termination, cancellation or acceleration) as towhich requisite waivers or consents have been obtained or which, in theaggregate, would not have a Material Adverse Effect; or (iv) violate any order,writ, injunction, decree, statute, rule or regulation applicable to such party,or any of its assets, which violation would have a Material Adverse Effect.

        (1)  Except as set forth in Schedule 5.3(b) and except for (i) any requiredapprovals under the Federal Power Act, (ii) approvals or other actions by thePUCN, the CPUC and/or the OPUC (iii) the approval, if required, of the SECpursuant to the Holding Company Act, and (iv) the filings by the Seller and theBuyer required by the HSR Act and the expiration or earlier termination of allwaiting periods under the HSR Act (the filings and approvals referred to inclauses (i) through (iv) above are collectively referred to as the "SellerRequired Regulatory Approvals"), no declaration, filing or registrationwith, or notice to, or authorization, consent or approval of any GovernmentalAuthority or regulatory authority is necessary for the consummation by theSeller or any of the Seller Subsidiaries of the transactions contemplatedhereby, other than such declarations, filings, registrations, notices,authorizations, consents or approvals which, if not obtained or made, shall not,in the aggregate, have a Material Adverse Effect and other than the Permits andEnvironmental Permits.

        1.17  Reports. Since January 1, 1996, each of the Seller and theSeller Subsidiaries, pursuant to the Securities Act, the Exchange Act, theapplicable State public utility laws, the Federal Power Act and the HoldingCompany Act, has filed or caused to be filed with the SEC, the applicable stateor local utility commissions or regulatory bodies, or the FERC, as the case maybe, all material forms, statements, reports and documents (including allexhibits, amendments and supplements thereto) required to be filed by them withrespect to the business and operations of such party as it relates to thePurchased Assets under each of the Securities Act, the Exchange Act, theapplicable State public utility laws, the Federal Power Act and the HoldingCompany Act and the respective rules and regulations thereunder, all of whichcomplied in all material respects with all applicable requirements of theappropriate act and the rules and regulations thereunder in effect on the dateeach such report was filed.

        1.18  Financial Statements. The Seller has previously furnished tothe Buyer (i) consolidated balance sheets of the Seller as of June 30, 2000, and(ii) the related statements of income and retained earnings and changes infinancial position of the Seller for the fiscal year then ended. The balancesheet of the Seller as of June 30, 2000 is referred to herein as the"Seller Balance Sheet." Each of the balance sheets included in thefinancial statements referred to in this Section 5.5 (including the relatednotes thereto) presents fairly the financial position of the Seller and theSeller Subsidiaries as of their respective dates, and the other relatedstatements included therein (including the related notes thereto) present fairlythe results of operations and changes in financial position for the periods thenended, all in conformity with generally accepted accounting principles appliedon a consistent basis, except as otherwise noted therein.

        1.19  Undisclosed Liabilities. To Seller's Knowledge and except asset forth in Schedule 5.6, neither the Seller nor any Seller Subsidiary has anyliability or obligation relating to the business or operations of the PurchasedAssets, secured or unsecured (whether absolute, accrued, contingent orotherwise, and whether due or to become due), of a nature required by generallyaccepted accounting principles to be reflected in a corporate balance sheet ordisclosed in the notes thereto, which are not accrued or reserved against in theSeller Balance Sheet or disclosed in the notes thereto in accordance withgenerally accepted accounting principles, except those which either wereincurred in the ordinary course of business, whether before or after the date ofthe Seller Balance Sheet, or those which in the aggregate are not material tothe Purchased Assets.

        1.20  Absence of Certain Changes or Events. To Seller's Knowledge andexcept as set forth in Schedule 5.7, or in the reports, schedules, registrationstatements and definitive proxy statements filed by the Seller with the SEC, andexcept as otherwise contemplated by this Agreement, since the date of the SellerBalance Sheet there has not been: (i) any Material Adverse Effect; (ii) anydamage, destruction or casualty loss, whether covered by insurance or not, whichhad a Material Adverse Effect; (iii) any entry into any agreement, commitment ortransaction (including, without limitation, any borrowing, capital expenditureor capital financing) by the Seller or any Seller Subsidiary, which is materialto the business or operations of the Purchased Assets, except agreements,commitments or transactions in the ordinary course of business or ascontemplated herein; or (iv) any change by the Seller or any Seller Subsidiary,with respect to the Purchased Assets, in accounting methods, principles orpractices except as required or permitted by generally accepted accountingprinciples.

        1.21  Real Property. Schedule 5.8 sets forth all real property owned,used or occupied by Seller and/or the Seller Subsidiaries (the "RealProperty"); including a description of all land, and all encumbrances,easements or rights of way of record (or, if not of record, of which Seller hasKnowledge) granted on or appurtenant to or otherwise affecting such RealProperty, and all plants, buildings or other structures located thereon. ToSeller's Knowledge, encumbrances, easements or rights of way which are not ofrecord, if any, would not have a Material Adverse Effect. There are now in fullforce and effect duly issued certificates of occupancy permitting the RealProperty and improvements located thereon to be legally used and occupied as thesame are now constituted. No fact or condition exists which would prohibit oradversely affect the ordinary rights of access to and from the Real Propertyfrom and to the existing highways and roads and there is no pending or, to theKnowledge of Seller, threatened restriction or denial, governmental orotherwise, upon such ingress and egress. To Seller's Knowledge, there is not (i)any claim of adverse possession or prescriptive rights involving any of the RealProperty, (ii) any structure located on any Real Property which encroaches on orover the boundaries of neighboring or adjacent properties or (iii) any structureof any other party which encroaches on or over the boundaries of any such RealProperty. To Seller's Knowledge no public improvements have been commenced andnone are planned which in either case may result in special assessments orotherwise would have a Material Adverse Effect.

        V.1  No Certified Survey Map Required. To Seller's Knowledge, otherthan those governmental approvals previously obtained by the Seller, nocertified survey map or other state, municipal, or other governmental approvalregarding the division, platting, or mapping of real estate is required as aprerequisite to the conveyance by Seller to Buyer (or as a prerequisite to therecording of any conveyance document) of any Real Property or Leases.

        1.22  Leasehold Interests. Schedule 5.10 lists, as of the date ofthis Agreement, all material Real Property leases (the "Leases")relating to the Purchased Assets under which the Seller or any Seller Subsidiaryis a lessee, lessor or under which Seller or any Seller Subsidiary otherwise hasany interest and which are to be assigned to, and assumed by, the Buyer on theClosing Date. Except as set forth in Schedule 5.10, to the Seller's Knowledge,all such Leases are valid, binding and enforceable in accordance with theirterms, and are in full force and effect; there are no existing material defaultsby the Seller or any Seller Subsidiary thereunder; and no event has occurredwhich (whether with or without notice, lapse of time or both) would constitute amaterial default thereunder.

        1.23  Improvements. Except as set forth in Schedule 5.11, neither theSeller nor any Seller Subsidiary has received any written notices from anyGovernmental Authority stating or alleging that any improvements with respect tothe Purchased Assets have not been constructed in compliance with applicableLaws. Except as set forth in Schedule 5.11, no written notice has been receivedby the Seller or any Seller Subsidiary from any Governmental Authority requiringor advising as to the need for any repair, alteration, restoration orimprovement in connection with the Purchased Assets.

        1.24  Insurance. Except as set forth in Schedule 5.12, all materialpolicies of fire, liability, workers' compensation and other forms of insurancepurchased or held by and insuring the Purchased Assets are in full force andeffect, all premiums with respect thereto covering all periods up to andincluding the date as of which this representation is being made have been paid,and no notice of cancellation or termination has been received with respect toany such policy which was not replaced on substantially similar terms prior tothe date of such cancellation. Except as described in Schedule 5.12, as of thedate of this Agreement, neither the Seller nor any Seller Subsidiary has beenrefused any insurance with respect to the Purchased Assets nor has its coveragebeen limited by any insurance carrier to which it has applied for any suchinsurance or with which it has carried insurance during the last twelve (12)months.

        1.25  Environmental Matters. (a) Except as set forth in Schedule5.13, in any public filing by the Seller pursuant to the Securities Act or theExchange Act, or in the Environmental Site Assessments, the Seller holds, and isin compliance with, all permits, licenses and governmental authorizations (the"Environmental Permits") required for the Seller or any SellerSubsidiary to operate the Purchased Assets under applicable Environmental Laws,and to the Knowledge of the Seller each of the Seller and the SellerSubsidiaries is otherwise in compliance with applicable Environmental Laws withrespect to the Purchased Assets, except for such failures to hold or comply withrequired Environmental Permits, or such failures to be in compliance withapplicable Environmental Laws, which, individually or in the aggregate, are notreasonably likely to have a Material Adverse Effect. The Seller's EnvironmentalPermits are set forth on Schedule 5.13.

        (1)  To Seller's Knowledge and, except as set forth in Schedule 5.13, in anypublic filing by the Seller pursuant to the Securities Act or the Exchange Act,or in any Environmental Site Assessment, (i) neither the Seller nor any SellerSubsidiary has received any written request for information under anyEnvironmental Law, or been notified in writing that it is a potentiallyresponsible party under CERCLA or any similar State law with respect to any ofthe Purchased Assets, and (ii) there have been no activities associated with thePurchased Assets prior to the Closing Date for which Buyer will be required tohold, obtain or surrender to any Governmental Authority any emission reductioncredits on or after the Closing Date, except for such liability under such lawsor activities as would not, individually or in the aggregate, be reasonablylikely to have a Material Adverse Effect.

        (2)  Except as set forth in Schedule 5.13, in any public filing by the Sellerpursuant to the Securities Act or the Exchange Act, or in any Environmental SiteAssessment, with respect to the Purchased Assets, neither the Seller nor anySeller Subsidiaries has entered into or agreed to any consent decree or order,or is subject to any judgment, decree, or judicial order relating to compliancewith any Environmental Law or to investigation or Remediation of HazardousSubstances under any Environmental Law, except such consent decrees or orders,judgments, decrees or judicial orders that would not, individually or in theaggregate, be reasonably likely to have a Material Adverse Effect.

        (3)  To the Seller's Knowledge, except as set forth in Schedule 5.13(d), inany public filing by the Seller pursuant to the Securities Act or the ExchangeAct or in the Environmental Site Assessments, no Releases of HazardousSubstances have occurred at, on, in, from or under the Purchased Assets withrespect to which any Remediation is required under any Environmental Law exceptfor such Releases which, individually or in the aggregate are not reasonablylikely to have a Materially Adverse Effect.

        (4)  Except as set forth in Schedule 5.13(e), in any public filing by theSeller pursuant to the Securities Act or the Exchange Act, or in theEnvironmental Site Assessments, to the Seller's Knowledge no underground storagetanks are currently or have historically been located at, on or under thePurchased Assets except for such underground storage tanks which, individuallyor in the aggregate are not reasonably likely to have a Materially AdverseEffect.

        (5)  The representations and warranties made in this Section 5.13 are theSeller's exclusive representations and warranties relating to environmentalmatters.

        1.26  Labor Matters. With respect to its employees at the PurchasedAssets, except to the extent set forth in Schedule 5.14 and except for suchmatters as shall not have a Material Adverse Effect: (i) the Seller is incompliance with all applicable Laws respecting employment and employmentpractices, terms and conditions of employment and wages and hours; (ii) neitherthe Seller nor any Seller Subsidiary has received notice of any unfair laborpractice, charge or complaint against the Seller pending before the NationalLabor Relations Board; (iii) there is no labor strike, slowdown or stoppageactually pending or, to Seller's Knowledge threatened against or affecting theSeller; (iv) neither the Seller nor any Seller Subsidiary has received noticethat any representation petition respecting the employees of the Seller has beenfiled with the National Labor Relations Board; (v) no arbitration proceedingarising out of or under collective bargaining agreements is pending against theSeller; (vi) no grievance arising out of or under collective bargainingagreements is pending against Seller; and (vii) the Seller has not experiencedany primary work stoppage since at least December 31, 1995. The SellerSubsidiaries do not have, nor at any time have the Seller Subsidiaries had, anyemployees.

        1.27     ERISA; Benefit Plans. (a) Except as set forth in Schedule5.15(a)(i), with respect to its employees at the Purchased Assets, the Sellerhas fulfilled its obligations under the minimum funding requirements of Section302 of ERISA, and Section 412 of the Code, with respect to each "employeepension benefit plan" (as defined in Section 3(2) of ERISA) and each suchplan is in compliance in all material respects with the presently applicableprovisions of ERISA and the Code. The Seller has not incurred any liabilityunder Section 4062(b) of ERISA to the Pension Benefit Guaranty Corporation inconnection with any employee pension benefit plan relating to employees at thePurchased Assets which is subject to Title IV of ERISA. Except as set forth inSchedule 5.15(a)(ii), the Internal Revenue Service has issued a letter for eachemployee pension benefit plan determining that such plan is exempt from UnitedStates Federal Income Tax under Sections 401(a) and 501(a) of the Code, andthere has been no occurrence since the date of any such determination letterwhich has adversely affected such qualification, and no withdrawal liability hasbeen incurred by or asserted against the Seller with respect to any employeepension benefit plan which is a "multiemployer plan" (as defined inSection 3(37) of ERISA).

        (1)  Schedule 5.15(b) lists, as of the date of this Agreement, all deferredcompensation, pension, profit-sharing and retirement plans, includingmultiemployer plans, and all material bonus and other employee benefit or fringebenefit plans maintained or with respect to which contributions are made by theSeller in respect of employees who are the employees of the Seller who work atthe Purchased Assets. Accurate and complete copies of all such plans, other thanmultiemployer plans, have been made available to the Buyer.

        1.28  Real Property Encumbrances. Schedule 5.16 describes anyPermitted Encumbrances on the Real Property. Copies of any surveys in theSeller's possession or any policies of title insurance currently in force and inthe possession of the Seller with respect to such Real Property have beendelivered by the Seller to the Buyer.

        1.29  Condemnation. Neither the whole nor any part of the RealProperty or any other real property or rights leased, used or occupied by theSeller or any Seller Subsidiary in connection with the ownership or operation ofthe Purchased Assets is subject to any pending suit for condemnation or othertaking by any public authority, and, to the Knowledge of the Seller, no suchcondemnation or other taking is threatened or contemplated.

        1.30  Certain Contracts and Arrangements. (a) Except (i) the SellerAgreements listed in Schedule 5.18 or any other Schedule hereto, (ii) forcontracts, agreements, personal property leases, commitments, understandings orinstruments which shall expire prior to the Closing Date, (iii) for agreementswith suppliers, distributors and sales representatives entered into in theordinary course of business, and (iv) for contracts, agreements, personalproperty leases, commitments, understandings or instruments with a value lessthan $250,000, in the aggregate, or with annual payments less than $50,000, inthe aggregate, neither the Seller nor any Seller Subsidiary is a party to anywritten contract, agreement, personal property lease, commitment, understandingor instrument which is material to the business or operations of the PurchasedAssets.

        (1)  Except as disclosed in Schedule 5.18, each material Seller Agreementlisted on Schedule 5.18 constitutes a valid and binding obligation of theparties thereto and is in full force and effect and may be transferred to theBuyer pursuant to this Agreement and shall continue in full force and effectthereafter, in each case without breaching the terms thereof or resulting in theforfeiture or impairment of any rights thereunder.

        (2)  Except as set forth in Schedule 5.18, there is not, under any of theSeller Agreements listed on Schedule 5.18, any default or event which, withnotice or lapse of time or both, would constitute a default on the part of theSeller or any Seller Subsidiary, except, with respect to the SellerAgreements only, such events of default and other events as to which requisitewaivers or consents have been obtained or which would not, in the aggregate,have a Material Adverse Effect.

        1.31  Legal Proceedings, etc. Except as set forth in Schedule 5.19 orin any filing made by the Seller pursuant to the Securities Act or the ExchangeAct, there are no claims, actions, or proceedings pending, and to Seller'sKnowledge no investigation pending or threatened against the Seller or anySeller Subsidiary relating to the Purchased Assets before any court,Governmental Authority or regulatory authority or body acting in an adjudicativecapacity, which, if adversely determined, would have a Material Adverse Effect.Except as set forth in Schedule 5.19, neither the Seller nor any SellerSubsidiary is subject to any outstanding judgment, rule, order, writ, injunctionor decree of any court, Governmental Authority or regulatory authority relatingto the Purchased Assets which has a Material Adverse Effect.

        1.32  Permits. The Seller holds all permits, licenses, franchises andother governmental authorizations, consents and approvals, other than withrespect to Environmental Laws (collectively, "Permits"), as set forthin Schedule 5.20(a), necessary to operate the Purchased Assets as presentlyoperated, except where the failure to have such Permits does not have a MaterialAdverse Effect. Except as set forth in Schedule 5.20(b), with respect to thePurchased Assets, neither the Seller nor any Seller Subsidiary has received anywritten notification, and neither the Seller nor any Seller Subsidiary otherwisehas Knowledge, that it is in violation of any of such Permits, or any law,statute, order, rule, regulation, ordinance or judgment of any GovernmentalAuthority or regulatory body or authority applicable to the Purchased Assets,except for notifications of violations which would not, in the aggregate, have aMaterial Adverse Effect. The Seller and the Seller Subsidiaries are incompliance with all Permits, laws, statutes, orders, rules, regulations,ordinances, or judgments of any Governmental Authority or regulatory body orauthority applicable to the Purchased Assets, except for violations which, inthe aggregate, do not have a Material Adverse Effect.

        1.33  Regulation as a Utility. The Seller and certain of itsaffiliates are regulated as public utilities in the States of Nevada andCalifornia. Except as set forth on Schedule 5.21, neither the Seller nor anySeller Subsidiary is subject to regulation as a public utility or public servicecompany (or similar designation) by the United States, any State of the UnitedStates, any foreign country or any municipality or any political subdivision ofthe foregoing.

        V.2  Taxes. Each of the Seller and the Seller Subsidiaries has, inrespect of the Purchased Assets and the operation thereof, (i) filed all TaxReturns required to be filed other than those Tax Returns the failure of whichto file would not have a Material Adverse Effect which Tax Returns are true,complete and correct in all material respects, and (ii) paid in full allmaterial Taxes shown to be due on such Tax Returns. Except as set forth inSchedule 5.22, neither the Seller nor any Seller Subsidiary has received anynotice of deficiency or assessment from any taxing authority with respect toliabilities for Taxes of the Seller or any Seller Subsidiary in respect of thePurchased Assets, which have not been fully paid or finally settled, and anysuch deficiency shown in such Schedule 5.22 is being contested in good faiththrough appropriate proceedings. Except as set forth in Schedule 5.22, there areno outstanding agreements or waivers extending the applicable statutory periodsof limitation for Taxes associated with the Purchased Assets for any period.

        1.34  Intellectual Property. Except as set forth on Schedule 5.23,Seller has, or will as of the Closing have, such ownership of or such rights bylicense or other agreement to use all Intellectual Property necessary to permitSeller and the Seller Subsidiaries to conduct their business as currentlyconducted, except where the failure to have such ownership, license or right touse would not, individually or in the aggregate, have a Material Adverse Effect.Except as disclosed in Schedule 5.23, (i) to Seller's Knowledge, Seller is not,nor has Seller or any Seller Subsidiary received any notice that Seller is, indefault (or with the giving of notice or lapse of time or both, would be indefault), under any contract or license to use such Intellectual Property, (ii)there are no material restrictions on the transfer of any material contract orlicense, or any interest therein, held by Seller in respect of such IntellectualProperty, (iii) to Seller's Knowledge, such Intellectual Property is not beinginfringed by any other Person, and (iv) such Intellectual Property is usedsolely in connection with the sites included within the Tracy/Pinon Bundle.Neither the Seller nor any Seller Subsidiary has received notice that it isinfringing any Intellectual Property of any other Person in connection with theoperation of business of the Purchased Assets and neither the Seller nor anySeller Subsidiary, to Seller's Knowledge, is infringing on any IntellectualProperty of any other Person the effect of which, individually or in theaggregate, would have a Material Adverse Effect.

        1.35  Compliance with Laws. Except as disclosed in Schedule 5.24,each of Seller and the Seller Subsidiaries is in compliance with all applicableLaws with respect to the ownership or operation of the Purchased Assets exceptwhere the failure to be in compliance would not, individually or in theaggregate, create a Material Adverse Effect.

        1.36  Sufficiency of Purchased Assets. As of the Closing Date, theCommunication Facilities, Metering Facilities, and Protective Facilities (eachas defined in the Interconnection Agreement) included in the Purchased Assetsshall be capable of being operated in conformance with, and shall include allfacilities and other equipment required in order for Buyer to perform, the termsand conditions of Exhibit E to the Interconnection Agreement.

        1.37  Emission Allowances and Emission Reduction Credits.(a)  The Emission Allowance Account contains the SO2 Allowancesidentified on Schedule 1.1(92)(vii), free and clear of all Encumbrances otherthan Permitted Encumbrances.

        (1)  The SO2 emissions from the Purchased Assets from January 1, 2001 throughand including the Closing Date (the "Period of Seller's Operation")shall not exceed an average of 1.03 tons per day (the "AuthorizedEmissions").

        (2)  If the average daily SO2 emissions of the Purchased Assets during thePeriod of Seller's Operation exceed the Authorized Emissions, then, not lessthan thirty (30) days prior to the date on which Buyer must surrender SO2Allowances to USEPA in respect of the Purchased Assets for the Period ofSeller's Operation, Seller shall transfer to the Emission Allowance Accountsufficient SO2 Allowances of vintage year 2001 or earlier to cover the amount ofSO2 emissions in excess of the Authorized Emissions. Seller shall be solelyresponsible for, and shall indemnify, defend and hold Buyer harmless from andagainst, any fines, penalties, claims or actions relating to deficiencies in thetotal number of SO2 Allowances surrendered to USEPA for calendar year 2001, tothe extent such deficiency was caused by Seller's failure to transfer to theEmission Allowance Account sufficient SO2 Allowances of vintage year 2001 orearlier to cover the amount of SO2 emissions during the Period of Seller'sOperation in excess of the Authorized Emissions.

        1.38  Condition of Assets. Except as disclosed in Schedule 5.27, thetangible assets (real and personal) at, related to, or used in connection witheach of the Tracy and Clark Mountain Station, Gabbs Diesel, Brunswick Diesel,Valley Road Diesel and the Pinon Facility in each case taken as a whole, (i) arein good operating and usable condition and repair, free from any materialdefects (except for ordinary wear and tear, in light of their respective agesand historical usages, and except for such defects as do not materiallyinterfere with the use thereof in the conduct of the normal operation andmaintenance of the Purchased Assets taken as a whole) and (ii) have beenmaintained consistent with Good Utility Practices.

        1.39  Title to Purchased Assets. (a) Subject to PermittedEncumbrances, Seller owns and has good and marketable title to the Real Propertyfree and clear of all Encumbrances and (b) Sellers owns, directly or indirectly(by and through the Seller Subsidiaries), and has good and marketable title tothe Personal Property. Schedule 5.28 identifies the purchased Assets owned bythe Seller Subsidiaries.

        1.40  Water Rights. Seller has diligently pursued the certificationof all permitted Water Rights and properly extended the deadline forcertification of all permitted Water Rights not yet perfected, and each ofSeller and the Seller Subsidiaries has complied with the terms and conditions ofall Water Right permits, certificates and decrees, and has not taken or failedto take steps that have resulted or will result in any Water Right beingconsidered abandoned or lost pursuant any applicable Law except where suchfailure would not have a Material Adverse Effect.

        1.41  Information. The information provided by Seller in Schedule5.30 is accurate except for such inaccuracies which, individually or in theaggregate, would not have a Material Adverse Effect.

 

ARTICLE VIREPRESENTATIONS AND WARRANTIES OF BUYER
    The Buyer represents and warrants to the Seller as follows:

        1.42  Organization. The Buyer is a limited liability companyorganized, validly existing and in good standing under the laws of the State ofNevada and has all requisite limited liability company power and authority toown, lease and operate its properties and to carry on its business as is nowbeing conducted. The Buyer is duly qualified or licensed to do business as aforeign limited liability company and is in good standing in each jurisdictionin which the property owned, leased or operated by it or the nature of thebusiness conducted by it makes such qualification necessary, except where thefailure to be so duly qualified or licensed and in good standing would not havea Material Adverse Effect. The Buyer has heretofore delivered to the Sellercomplete and correct copies of its articles of organization (or other similargoverning documents), as currently in effect.

        1.43  Authority Relative to this Agreement. The Buyer has fulllimited liability company power and authority to execute and deliver thisAgreement and the Ancillary Agreements to which it is a party and to consummatethe transactions contemplated hereby and thereby. The execution and delivery ofthis Agreement and the Ancillary Agreements to which it is a party and theconsummation of the transactions contemplated hereby and thereby have been dulyand validly authorized by the sole member of the Buyer and no other limitedliability company proceedings on the part of the Buyer are necessary toauthorize this Agreement or the Ancillary Agreements to which it is a party orto consummate the transactions contemplated hereby and thereby. This Agreementand the Ancillary Agreements to which it is a party have been duly and validlyexecuted and delivered by the Buyer, and assuming that this Agreement and theAncillary Agreements to which it is a party constitute valid and bindingagreements of the Seller, subject to the receipt of the Buyer RequiredRegulatory Approvals and the Seller Required Regulatory Approvals, constitutevalid and binding agreements of the Buyer, enforceable against the Buyer inaccordance with their terms, except that such enforceability may be limited byapplicable bankruptcy, insolvency, moratorium or other similar laws affecting orrelating to enforcement of creditors' rights generally or general principles ofequity.

        1.44  Consents and Approvals; No Violation. (a) Except as set forthin Schedule 6.3(a), and other than obtaining the Buyer Required RegulatoryApprovals and the Seller Required Regulatory Approvals, neither the executionand delivery of this Agreement or the Ancillary Agreements to which it is aparty by the Buyer nor the purchase by the Buyer of the Purchased Assetspursuant to this Agreement or the Ancillary Agreements shall (i) conflict withor result in any breach of any provision of the articles of organization (orother similar governing documents) of the Buyer, (ii) require any consent,approval, authorization or permit of, or filing with or notification to, anyGovernmental Authority or regulatory authority, except (x) where the failure toobtain such consent, approval, authorization or permit, or to make such filingor notification, would not have a Material Adverse Effect or (y) for thoserequirements which become applicable to the Buyer as a result of the specificregulatory status of the Seller (or any of its Affiliates) or as a result of anyother facts that specifically relate to the business or activities in which theSeller (or any of its Affiliates) is or proposes to be engaged; (iii) result ina default (or give rise to any right of termination, cancellation oracceleration) under any of the terms, conditions or provisions of any note,bond, mortgage, indenture, agreement, lease or other instrument or obligation towhich the Buyer or any of its subsidiaries is a party or by which any of theirrespective assets may be bound, except for such defaults (or rights oftermination, cancellation or acceleration) as to which requisite waivers orconsents have been obtained.

        (1)  Except as set forth in Schedule 6.3(b) and (i) the filings by the Buyerand the Seller required by the HSR Act and the expiration or earlier terminationof all waiting periods under the HSR Act (the filings and approvals referred toin Schedule 6.3(b) and clause (i) are collectively referred to as the"Buyer Required Regulatory Approvals"), no declaration, filing orregistration with, or notice to, or authorization, consent or approval of anyGovernmental Authority or regulatory body or authority is necessary for theconsummation by the Buyer of the transactions contemplated hereby, other thansuch declarations, filings, registrations, notices, authorizations, consents orapprovals which, if not obtained or made, shall not, in the aggregate, have aMaterial Adverse Effect.

        1.45  Regulation as a Utility. Except as set forth in Schedule 6.4,the Buyer is not subject to regulation as a public utility or public servicecompany (or similar designation) by the United States, any State of the UnitedStates, any foreign country or any municipality or any political subdivision ofthe foregoing.

        1.46  Availability of Funds. The Buyer has sufficient funds availableto it or has received binding written commitments from responsible financialinstitutions to provide sufficient funds on the Closing Date to pay the PurchasePrice.

        1.47  Equity Contribution Agreement. A true and correct copy of theEquity Contribution Agreement has been provided to Seller. The execution anddelivery of the Equity Contribution Agreement by WPSR and WPS PowerDevelopment, Inc. ("PDI") and the consummation of the transactionscontemplated thereby has been duly and validly authorized by all necessarycorporate or other action required on the part of each of WPSR and PDI. TheEquity Contribution Agreement has been duly and validly executed and deliveredby each of WPSR and PDI and constitutes the legal, valid and binding obligationsof each of WPSR and PDI enforceable against each of WPSR and PDI in accordancewith its terms, except that such enforceability may be limited by applicablebankruptcy, insolvency, reorganization, fraudulent conveyance, moratorium orother similar laws affecting or relating to enforcement of creditors' rightsgenerally and general principles of equity (regardless of whether enforcement isconsidered in a proceeding at law or in equity).

 

ARTICLE VIICOVENANTS OF THE PARTIES
        1.48  Conduct of Business of the Seller. Except as described inSchedule 7.1, during the period from the date of this Agreement to the ClosingDate, the Seller shall, and shall cause the Seller Subsidiaries to, operate andmaintain the Purchased Assets according to Seller's ordinary and usual course ofbusiness consistent with Good Utility Practices. Without limiting the generalityof the foregoing, and, except as contemplated in this Agreement or as describedin Schedule 7.1, prior to the Closing Date, without the prior written consent ofthe Buyer (unless such consent would be prohibited by Law), the Seller shallnot, and shall not permit any of the Seller Subsidiaries to, with respect to thePurchased Assets:

        (1)  (i)  create, incur or assume any material amount of indebtedness for moneyborrowed other than in the ordinary course of business including obligations inrespect of capital leases but excluding purchase money mortgages granted inconnection with the acquisition of property; or (ii) assume, guarantee, endorseor otherwise become liable or responsible (whether directly, contingently orotherwise) for the obligations of any other Person;

        (2)  make any material change in the operations of the Purchased Assetsincluding, without limitation, the quality or levels of Fuel Inventory andmaterials and supplies customarily maintained by the Seller;

        (3)  except as set forth in Schedule 1.1(41), make any capital expenditureswith respect to the Purchased Assets or enter into any contract or commitmenttherefor, except that the Seller shall make any capital expenditures (i)requested by the Buyer, provided that the Buyer shall reimburse the Seller forsuch capital expenditures as part of the Adjustment Amount and (ii) deemednecessary by the Seller and consented to by the Buyer, whose consent shall notbe unreasonably withheld ("Necessary Capital Expenditures"); provided,however, that if the Buyer requests that the Seller make enhancementswith a cost in excess of the cost of any Necessary Capital Expenditure, theBuyer shall reimburse the Seller for the cost of such enhancement to the extentthat the cost of such enhancement exceeds the cost of the Necessary CapitalExpenditures as part of the Adjustment Amount;

        (4)  sell, lease (as lessor), transfer or otherwise dispose of, any of thePurchased Assets, other than assets used, consumed or replaced in the ordinarycourse of business consistent with Good Utility Practices and not mortgage orpledge, or impose or suffer to be imposed any Encumbrance on, any of thePurchased Assets other than Permitted Encumbrances;

        (5)  except as set forth in Schedule 1.1(41), make any maintenanceexpenditures, except that the Seller shall make any maintenance expenditures (i)requested by the Buyer, provided that the Buyer shall reimburse the Seller forsuch maintenance expenditures as part of the Adjustment Amount and (ii) deemednecessary by the Seller and consented to by the Buyer, whose consent shall notbe unreasonably withheld ("Necessary Maintenance Expenditures"); provided,however, that if the Buyer requests that the Seller makeenhancements/upgrades with a cost in excess of the cost of any NecessaryMaintenance Expenditure, the Buyer shall reimburse the Seller for the cost ofsuch enhancements/upgrades to the extent the cost of such enhancements/upgradesexceeds the cost of the Necessary Maintenance Expenditure as part of theAdjustment Amount;

        (6)  amend, terminate or grant any waiver in respect of any of the SellerAgreements or Leases;

        (b)  enter into or amend any real or personal property Tax agreement, treatyor settlement;

        (c)  execute, enter into or amend any agreement, order, decree or judgmentrelating to any Permit or Environmental Permit;

        (d)  enter into any commitment for the purchase or sale of fuel (whethercommodity or transportation) that Seller intends to assign to Buyer having aterm of greater than ninety (90) days that extends beyond December 31, 2001 ifthe aggregate payment under such commitment is expected to exceed $500,000 or ifthe aggregate payments under such commitment and all other then outstandingcommitments not previously consented to by the Buyer would be expected to exceed$1,000,000;

        (7)  except for the Transitional Power Purchase Agreement, enter into anywholesale sales agreement having a term extending beyond the Closing Date, wherethe sales of energy are expected to be supplied via the Purchased Assets;

        (8)  sell, lease or otherwise dispose of SO2 Allowances, except those listedin Schedule 2.2(g); or

        (9) enter into any contract, agreement, commitment or arrangement, whetherwritten or oral, with respect to any of the transactions set forth in theforegoing paragraphs (a) through (k).

        1.49  Access to Information. (a) Between the date of this Agreementand the Closing Date, Seller shall (and shall cause the Seller Subsidiaries to)(i) during ordinary business hours and upon reasonable notice, give Buyer andthe Buyer Representatives reasonable access to all books, records, plants,offices and other facilities and properties constituting the Purchased Assets orthe Assumed Liabilities; (ii) permit the Buyer and the Buyer representatives tomake such reasonable inspections thereof as the Buyer may reasonably request;(iii) cause its officers and advisors to furnish Buyer with such financial andoperating data and other information with respect to the Purchased Assets or theAssumed Liabilities as Buyer may from time to time reasonably request; and (iv)furnish Buyer with a copy of each report, schedule, or other document filed orreceived by Seller between the date of this Agreement and the Closing Date withthe SEC, FERC, PUCN, or other Governmental Authority with respect to thePurchased Assets or the Assumed Liabilities; (v) furnish Buyer with all suchother information as shall be reasonably necessary to enable Buyer to verify theaccuracy of the representations and warranties of Seller contained in thisAgreement; and (vi) at Buyer's reasonable request make available to Buyer andthe Buyer Representatives, to answer questions concerning the Purchased Assets,the operation of the Purchased Assets, or the Assumed Liabilities, personnel ofthe Seller during ordinary business hours for reasonable time periods atlocations reasonably selected by Seller (such personnel shall be reasonablysuited to answer questions based on the scope of their responsibilities);provided, however, that (A) any such inspections and investigations shall beconducted in such a manner as not to interfere unreasonably with the operationof the Purchased Assets, (B) Seller shall not be required to take any actionwhich would constitute a waiver of the attorney-client or other privilege, (C)Seller need not supply Buyer with any information which Seller is under a legalor contractual obligation not to supply and (D) the number of individualsrepresenting Buyer in such inspections at any given time, shall not exceed seven(7) unless Seller consents to a number larger than seven (7) and such consentshall not be unreasonably withheld. Notwithstanding anything in this Section7.2(a) to the contrary, prior to the Closing Date, Buyer shall not have theright to perform or conduct any environmental sampling or testing at, in, on, orunderneath the Purchased Assets (except for such environmental sampling ortesting as Buyer may reasonably deem necessary to investigate (i) the validityof any claims, actions, proceedings or investigations instigated by anyGovernmental Authority on or after the date hereof with respect to any allegedviolation of Environmental Laws or (ii) any other environmental conditionarising or occurring on or after the date hereof which Buyer reasonably believesmay constitute a violation of Environmental Laws.

        (1)  The Parties agree that between the date hereof and the Closing Date, atthe sole responsibility and expense of Buyer, Seller shall, and shall cause theSeller Subsidiaries to, permit designated representatives("Observers") of Buyer to regularly observe, in the presence ofpersonnel of Seller and at Buyer's reasonable discretion, all operations ofSeller and the Seller Subsidiaries that relate specifically to the PurchasedAssets, and the operation thereof, and to observe material discussions withthird parties relating specifically to the Purchased Assets or the AssumedLiabilities; provided, however, that (A) any such observations shall beconducted in such a manner as not to interfere unreasonably with the operationof the Purchased Assets, (B) Buyer shall not be entitled to observe anydiscussions between Seller and its legal counsel or accountants and shall nototherwise be entitled to observe any activities or discussions which mayconstitute a waiver of the attorney-client or other privilege, and (C) Sellerneed not permit the Observers to observe or participate in discussionsconcerning any information which Seller are under a legal or contractualobligation not to disclose. The Observers may recommend or suggest that actionsbe taken or not be taken by Seller; provided, however, that Seller will be underno obligation to follow any such recommendations or suggestions and that Sellershall be entitled, subject to the terms of this Agreement, to conduct theirbusiness in accordance with their own judgment and discretion. The Observersshall have no authority to bind or make agreements on behalf of Seller or anySeller Subsidiaries, to conduct discussions with or make representations tothird parties on behalf of Seller or any Seller Subsidiaries or to issueinstructions to or direct or exercise authority over Seller or any SellerSubsidiaries or any of their respective officers, employees, advisors or agents.

        (2)  All information furnished to or obtained by the Buyer and the BuyerRepresentatives pursuant to this Section 7.2 shall be subject to the provisionsof the Confidentiality Agreement and shall be treated as "EvaluationMaterial" (as defined in the Confidentiality Agreement).

        (3)  For a period of ten (10) years after the Closing Date, the Seller and itsrepresentatives shall have reasonable access to all of the books and records ofthe Purchased Assets, as the case may be, transferred to the Buyer hereunder tothe extent that such access may reasonably be required by the Seller inconnection with matters relating to or affected by the operation of thePurchased Assets prior to the Closing Date. Such access shall be afforded by theBuyer upon receipt of reasonable advance notice and during normal businesshours. The Seller shall be solely responsible for any costs or expenses incurredby them pursuant to this Section 7.2(d). If the Buyer shall desire to dispose ofany such books and records prior to the expiration of such ten-year period, theBuyer shall, prior to such disposition, give the Seller a reasonable opportunityat the Seller's expense, to segregate and remove such books and records as theSeller may select.

        1.50  Expenses. Except to the extent specifically provided herein,whether or not the transactions contemplated hereby are consummated, all costsand expenses incurred in connection with this Agreement and the transactionscontemplated hereby shall be borne by the party incurring such costs andexpenses.

        1.51 Further Assurances. Subject to the terms and conditions of thisAgreement, each of the parties hereto shall use all commercially reasonableefforts to take, or cause to be taken, all action, and to do, or cause to bedone, all things necessary, proper or advisable under applicable Laws andregulations to consummate and make effective the sale of the Purchased Assetspursuant to this Agreement including, without limitation, the use of theSeller's and the Buyer's commercially reasonable efforts to obtain all Permitsand Environmental Permits necessary for the Buyer to operate the PurchasedAssets. From time to time after the date hereof, without further consideration,the Seller shall, at its own expense, execute and deliver (or cause the SellerSubsidiaries to execute and deliver, if applicable) such documents to the Buyeras the Buyer may reasonably request in order more effectively to vest in theBuyer good title to the Purchased Assets. From time to time after the datehereof, the Buyer shall, at its own expense, execute and deliver such documentsto the Seller as the Seller may reasonably request in order to more effectivelyconsummate the sale of the Purchased Assets pursuant to this Agreement. To theextent that any of the Purchased Assets are contained in an electronic format,Seller shall cooperate with Buyer to transfer such items to Buyer in a formatthat is reasonably acceptable to Buyer. To the extent that any personal propertylease, relating to any assets (the "Leased Assets") which areprincipally used by the Seller for generation purposes at the Purchased Assets,cannot be assigned to the Buyer, the Seller shall use its commerciallyreasonable efforts to acquire title to such Leased Assets and to include them inthe Purchased Assets before the Closing Date. The Seller's costs associated withacquiring title to such Leased Assets shall be paid by the Buyer as part of thePurchase Price.

        1.52  Public Statements. The parties shall consult with each otherprior to issuing any public announcement, statement or other disclosure withrespect to this Agreement or the transactions contemplated hereby and the Buyershall not issue any such public announcement, statement or other disclosurewithout having first received the written consent of the Seller, except as maybe required by law and except that the parties may make public announcements,statements or other disclosures with respect to this Agreement and thetransactions contemplated hereby to the extent and under the circumstances inwhich the parties are expressly permitted by the Confidentiality Agreement tomake disclosures of "Evaluation Material" (as defined in theConfidentiality Agreement).

        1.53  Consents and Approvals. (a) As promptly as practicable, theSeller and the Buyer shall each file or cause to be filed with the Federal TradeCommission and the United States Department of Justice any notificationsrequired to be filed under the HSR Act and the rules and regulations promulgatedthereunder with respect to the transactions contemplated hereby. The partiesshall use their respective best efforts to respond promptly to any requests foradditional information made by either of such agencies, and to cause the waitingperiods under the HSR Act to terminate or expire at the earliest possible dateafter the date of filing.

        (1)  As promptly as practicable, the Seller and the Buyer shall cooperate witheach other and (i) prepare and file all necessary documentation, (ii) effect allnecessary applications, notices, petitions and filings and execute allagreements and documents, (iii) use all commercially reasonable efforts toobtain the transfer or reissuance to the Buyer of all necessary EnvironmentalPermits, Permits, consents, approvals and authorizations of all governmentalbodies and (iv) use all commercially reasonable efforts to obtain all necessaryconsents, approvals and authorizations of all other parties, in the case of eachof the foregoing clauses (i), (ii), (iii) and (iv), necessary or advisable toconsummate the transactions contemplated by this Agreement (including, withoutlimitation, the Seller Required Regulatory Approvals and the Buyer RequiredRegulatory Approvals) or required by the terms of any note, bond, mortgage,indenture, deed of trust, license, franchise, permit, concession, contract,lease or other instrument to which the Seller, any Seller Subsidiary, or theBuyer is a party or by which any of them is bound. The Seller shall have theright to review and approve in advance all characterizations of the informationrelating to Purchased Assets; and each of the Seller and the Buyer shall havethe right to review and approve in advance all characterizations of theinformation relating to the transactions contemplated by this Agreement whichappear in any filing made in connection with the transactions contemplatedhereby. The parties hereto agree that they shall consult with each other withrespect to the transferring to the Buyer or the obtaining by the Buyer of allsuch necessary Environmental Permits, Permits, consents, approvals andauthorizations of all third parties and governmental bodies. The Seller and theBuyer shall designate separate counsel with respect to all applications,notices, petitions and filings (joint or otherwise) relating to this Agreementand the transactions contemplated hereby on behalf of the Seller, on the onehand and the Buyer on the other hand, with all governmental bodies. To theextent that a consent to an assignment of any material Seller Agreement cannotbe obtained before the Closing Date, the Seller shall enter into all suchagreements with the Buyer as are necessary to give the Buyer the rights,obligations and burdens of such Seller Agreements.

        (2)  The parties hereto shall consult with each other prior to proposing orentering into any stipulation or agreement with any federal, state or localGovernmental Authority or agency or any third party in connection with anyfederal, state or local governmental consents and approvals legally required forthe consummation of the transactions contemplated hereby and shall not proposeor enter into any such stipulation or agreement without the other party's priorwritten consent, which consent shall not be unreasonably withheld.

        (3)  Seller shall use commercially reasonable efforts to defend and supportthe form of Generation Tariff applicable to the Purchased Assets in the formfiled with FERC in Docket No. ER00-2018.

        1.54  Fees and Commissions. The Seller and the Buyer each representand warrant to the other that, except for Credit Suisse First Boston("CSFB"), which is acting for and at the expense of the Seller, andPricewaterhouseCoopers Securities LLC, which is acting for and at the expense ofthe Buyer, no broker, finder or other Person is entitled to any brokerage fees,commissions or finder's fees in connection with the transaction contemplatedhereby by reason of any action taken by the party making such representation.The Seller and the Buyer shall pay to the other or otherwise discharge, andshall indemnify and hold the other harmless from and against, any and all claimsor liabilities for all brokerage fees, commissions and finder's fees (other thanas described above) incurred by reason of any action taken by such party.

        1.55  Tax Matters. (a) Seller shall pay all applicable sales taxesincurred in connection with this Agreement and the transactions contemplatedhereby. Notwithstanding any other provision of this Agreement, all transfer andsimilar Taxes (other than sales tax) incurred in connection with this Agreementand the transactions contemplated hereby shall be borne by the Buyer, and theBuyer shall, at its own expense, file, to the extent required by law, allnecessary Tax Returns and other documentation with respect to all such Taxes,and, if required by applicable Law, the Seller shall join in the execution ofany such Tax Returns or other documentation, provided, however, Seller shallwork with Buyer in good faith to minimize all transfer and similar taxes andBuyer shall indemnify Seller for any reasonable out-of-pocket expenses incurredby Seller in minimizing such taxes. Seller and Buyer agree, upon request, to usetheir reasonable best efforts to provide or obtain any certificate or otherdocument from or requested by any Governmental Authority or any other Person asmay be necessary to mitigate, reduce or eliminate any Tax that could be imposedby reason of this Section 7.8(a).

        (1)  With respect to Taxes to be prorated in accordance with Section 3.4hereof only, the Buyer shall prepare and timely file all Tax Returns required tobe filed with respect to the Purchased Assets, if any, and shall duly and timelypay all such Taxes shown to be due on such Tax Returns. The Buyer's preparationof any such Tax Returns shall be subject to the Seller's approval, whichapproval shall not be unreasonably withheld. The Buyer shall make such TaxReturns available for the Seller's review and approval no later than twenty (20)days prior to the due date for filing such Tax Return. Within ten (10) daysafter receipt of such Tax Return, the Seller shall pay to the Buyer itsproportionate share of the amount shown as due on such Tax Return determined inaccordance with Section 3.4 hereof. In addition to any amount of reimbursementdue in accordance with Section 3.4 hereof, Buyer shall reimburse Seller for anyNevada property taxes previously paid by Seller which relate to the PurchasedAssets and have a lien date after the Closing Date. If the Purchased Assets havenot been separately valued and assessed, the amount of such reimbursement shallbe determined based upon the proportion of (i) the "historical cost lessdepreciation" of the Purchased Assets to (ii) the total historical costless depreciation of all the assets reported on Seller's Nevada OperatingProperty Appraisal Report.

        (2) Each of the Buyer and the Seller shall provide the other with suchassistance as may reasonably be requested by the other party in connection withthe preparation of any Tax Return, any audit or other examination by any taxingauthority, or any judicial or administrative proceedings relating to liabilityfor Taxes, and each shall retain and provide the requesting party with anyrecords or information which may be relevant to such return, audit orexamination, proceedings or determination. Any information obtained pursuant tothis Section 7.8 or pursuant to any other Section hereof providing for thesharing of information or review of any Tax Return or other schedule relating toTaxes shall be kept confidential by the parties hereto.

        1.56  Supplements to Schedules. Prior to the Closing Date, the Sellershall supplement or amend the Schedules required by Article V with respect toany matter hereafter arising which, if existing or occurring at the date of thisAgreement, would have been required to be set forth or described in suchSchedules. No supplement or amendment of any Schedule made pursuant to thisSection 7.9 shall be deemed to cure any breach of any representation or warrantymade in this Agreement unless the parties agree thereto in writing.

        1.57  Employees. (a) Schedule 7.10(a) sets forth all collectivebargaining agreements to which the Seller is a party in connection with thePurchased Assets (the "Collective Bargaining Agreements"), as well anyLetters of Agreement between Seller and IBEW Local 1245 ("Local 1245LOA"), letters of intent, or other such agreements or understandingsrelated to the sale and transfer of certain plants. The Buyer shall offeremployment to begin as of the Closing Date to the Seller's employees who work atthe Purchased Assets and who are included in the bargaining units covered by theCollective Bargaining Agreements ("Hourly Employees"). The Buyer shallassume the Collective Bargaining Agreements and Seller's obligations under suchagreements, except that Seller shall be responsible for any transition orretention bonuses payable to the union employees.

        (1)  Continued Employment. The Buyer shall, as of the Closing Date,make a Qualifying Offer of Employment (as defined herein) to each employee ofSeller identified on Schedule 7.10(b) who is actively employed by Sellerimmediately prior to the Closing Date (each such employee who accepts aQualifying Offer of Employment, a "Management Employee"). An offer ofemployment shall be deemed a "Qualifying Offer of Employment" if (A)the proposed base salary and level of incentive compensation is at least 90% ofthe employee's base salary and level of incentive compensation immediately priorto the Closing Date and (B) the proposed principal place of employment is withinone hundred (100) miles of the employee's principal place of employmentimmediately prior to the Closing Date. Seller shall be responsible for anytransition or retention bonuses payable to Management Employees.

        (2)  Benefit Continuation. Subject to applicable Law, the Buyer shallmaintain for a period of at least one year after the Closing Date, withoutinterruption, such employee compensation, welfare and benefit plans, programs,policies and fringe benefits covering Management Employees that will be aseconomically similar, in the aggregate, as those provided pursuant to thoseemployee compensation, welfare and benefit plans, programs, policies and fringebenefits of the Seller and their subsidiaries as in effect immediately prior tothe Closing Date. To the extent permissible under the terms of the Benefit Plansof Buyer and required by applicable Law, the Buyer shall waive all limitationsas to preexisting conditions exclusions and waiting periods with respect toparticipation and coverage requirements applicable to the Management Employeesunder any Benefit Plans of Buyer that are welfare benefit plans that suchemployees may be eligible to participate in after the Closing Date, other thanlimitations or waiting periods that are already in effect with respect to suchemployees and that have not been satisfied as of the Closing Date under anywelfare benefit plan maintained for the Management Employees immediately priorto the Closing Date.

        (3)  Service Credit. The Management Employees shall be given credit forall service with the Seller or its subsidiaries (and service credited by Selleror such subsidiary), to the same extent as such service was credited for suchpurpose by Seller or such subsidiary, under all employee benefit plans, programsand policies of the Buyer in which they become participants (the "BenefitPlans of Buyer") for purposes of eligibility, vesting, benefit accrual anddetermination of level of benefits. Notwithstanding the foregoing, such servicewith the Seller shall be recognized for purposes of benefit accrual under adefined benefit pension plan or a retiree medical plan (a "plan")sponsored by the Buyer only if assets and liabilities are transferred to theBuyer's plan and trust from the Seller's plan and trust.

        (4)  Assumptions. The Buyer shall assume only those obligations thatare required to be assumed by the Buyer under the Collective BargainingAgreement or obligations for which there was a transfer of assets andliabilities to the Buyer's plan and trust from the Seller's plan and trust.Absent such transfer of plan assets and liabilities, benefits accrued under suchBenefits Plans of Seller and all benefits currently payable as of the ClosingDate shall be and shall remain the obligation of the Seller. Any individualcovered under any such Benefit Plan of Seller that is a Group Health Plan (asdefined in Section 4980B(g)(2) of the Code and Section 607(l) of ERISA) and whois eligible for continued coverage under such Group Health Plan as of theClosing Date, shall continue to be covered under such Group Health Plan afterClosing pursuant to the provisions of COBRA.

        (5)  Severance Plan. The Buyer shall maintain the Management TransitionPlan for a period of eighteen (18) months following the Closing Date and shallgive all Management Employees service credit for purposes of determining thelevel of benefits thereunder in the same manner as set forth in Section 7.10(d)hereof. Each of the Buyer and the Seller shall be responsible for 50% of anypayments required under the Management Transition Plan for any ManagementEmployee terminated without Cause (as defined in the Management Transition Plan)within eighteen (18) months following the Closing Date.

        (6)  WARN Act. The Seller shall perform timely and discharge allrequirements, if any, under the WARN Act and under applicable state and locallaws and regulations for the notification of its employees arising from the saleof the Purchased Assets to the Buyer up to and including the Closing Date. TheBuyer shall cooperate with the Seller to provide the Seller with suchinformation as may be needed from the Buyer for inclusion in such notices,including providing the Seller at least 90 days prior to the date on which theClosing is anticipated to occur or such date to which the Buyer and the Sellermutually agree) with a list of all of the Seller's employees to whom the Buyershall make offers of employment. After the Closing Date, the Buyer shall beresponsible for performing and discharging all requirements under the WARN Actand under applicable state and local laws and regulations for the notificationof its employees with respect to the Purchased Assets.

        1.58  Risk of Loss. (a) From the date hereof through the ClosingDate, all risk of loss or damage to the property included in the PurchasedAssets shall be borne by the Seller.

        (1)  If, before the Closing Date all or any portion of the Purchased Assetsare taken by eminent domain, or is the subject of a pending or to the Knowledgeof the Seller, contemplated taking which has not been consummated, the Sellershall notify the Buyer promptly in writing of such fact. If such taking wouldhave a Material Adverse Effect, the Buyer and the Seller shall negotiate in goodfaith to settle the loss resulting from such taking (including, withoutlimitation, by making a fair and equitable adjustment to the Purchase Price)and, upon such settlement, consummate the transaction contemplated by thisAgreement pursuant to the terms of this Agreement. If no such settlement isreached within sixty (60) days after the Seller has notified the Buyer of suchtaking, then the Buyer or the Seller may, if such taking relates to thePurchased Assets, terminate this Agreement pursuant to Section 10.1(f) hereof.

        (2)  If, before the Closing Date all or any material portion of the PurchasedAssets are damaged or destroyed by fire or other casualty, the Seller shallnotify the Buyer promptly in writing of such fact. If such damage or destructionwould have a Material Adverse Effect and the Seller has not notified the Buyerof its intention to cure such damage or destruction within fifteen (15) daysafter its occurrence, the Buyer and the Seller shall negotiate in good faith tosettle the loss resulting from such casualty (including, without limitation, bymaking a fair and equitable adjustment to the Purchase Price) and, upon suchsettlement, consummate the transactions contemplated by this Agreement pursuantto the terms of this Agreement. If no such settlement is reached within sixty(60) days after the Seller has notified the Buyer of such casualty, then theBuyer or the Seller may terminate this Agreement pursuant to Section 10.1(f)hereof.

        1.59  Additional Covenants of the Buyer. (a) Notwithstanding anyother provision hereof, Buyer covenants and agrees that, for a period of five(5) years commencing on the Closing Date, Buyer shall not transfer the PurchasedAssets, or any material portion of the Purchased Assets, to any entity orAffiliate of such entity who at that time is the owner of any bundle ofgeneration assets previously owned by Seller within the northern regions ofNevada, as such regions are described in the Offering Memorandum. Buyer furthercovenants and agrees that, in the event that Buyer transfers the PurchasedAssets or any material portion of the Purchased Assets during such five (5) yearperiod, Buyer shall obtain from its transferee a covenant and agreement whichrestricts such transferee's ability to transfer the Purchased Assets that issubstantially similar to Buyer's covenant and agreement in the first sentence ofthis Section 7.12(a) and an additional covenant and agreement that issubstantially similar to that of this sentence, and each such covenant andagreement shall survive and remain in effect until five (5) years from theClosing Date as defined in this Agreement. The covenants and agreementscontained in this Section 7.12(a) shall survive Closing and shall continue ineffect for a period of five (5) years commencing on the Closing Date;

        (1)  Buyer hereby covenants and agrees that, for a period of twenty-four (24)months following the earlier of the Closing Date or January 1, 2001, Buyer shalluse reasonable efforts to operate the Pinon Facility and provide suchinformation, reports and data required to be provided to DOE pursuant to theterms of the Cooperative Agreement by and between the Seller and DOE dated as ofJuly 31, 1992, as amended; and

        (2)  Buyer hereby covenants and agrees that, if at any time during the24-month period described in section 7.12(b) of this Agreement Buyer elects toabandon all further efforts to make the Pinon Facility operational, Buyer shallcomply with the requirements of Section 4(b) of Amendment M010 to theCooperative Agreement dated as of November 2, 1999 and shall deliver to DOE,within 60 days of cessation of efforts, a complete and final report explaining,substantiating and documenting why such efforts were abandoned. Thedocumentation provided to DOE shall address both the technical and economicfactors which influenced Buyer's decision. The covenants and agreementscontained in this Section 7.12(c) and Section 7.12(b) shall survive Closing andshall continue in effect for a period of twenty-four (24) months following theearlier of the Closing Date or January 1, 2001.

        1.60  Title Insurance. Within 30 days after the effective date ofthis Agreement, Seller shall provide to Buyer title insurance commitments,issued by a title insurance company or companies reasonably satisfactory toBuyer, agreeing to issue to Buyer standard form owner's (or lessee's, as thecase may be) policies of title insurance with respect to all owned Real Propertyand Leases, together with a copy of each document to which reference is made insuch commitments. In the case of owned Real Property, such policies shall bestandard ALTA Form 1992 owner's policies in the full amount of that portion ofthe Purchase Price allocated respectively to each subject parcel of owned RealProperty under Section 7.13 hereof, insuring good and marketable title thereto(expressly including all easements and other appurtenances) subject to PermittedEncumbrances. In the case of Leases, such policies shall be upon standard ALTAForm 1992 leasehold owner's policies and in such amounts as such shall bereasonably acceptable to Buyer. In either case, all policies shall insure feesimple or leasehold title, as the case may be, to the Real Property each in formand substance reasonably acceptable to Buyer, and shall contain suchendorsements as Buyer shall reasonably request (including, but not limited to,an endorsement over rights of creditors, if requested by Buyer or Buyer'slender).

        1.61 Surveys. Within 30 days after the effective date of thisAgreement, Seller shall provide to Buyer surveys of all owned Real Property andall leased Real Property prepared in accordance with ALTA/ASCM standards, eachdated no more than 120 days prior to the effective date of this Agreement, andeach detailing the legal description, the perimeter boundaries, all improvementslocated thereon, all easements and encroachments affecting each such parcel ofowned Real Property and such other matters as may be reasonably requested byBuyer or the title insurance companies, each containing a surveyor certificatereasonably acceptable to Buyer and the title insurance companies, and eachprepared by a registered land surveyor satisfactory to Buyer.

        1.62  Pinon Facility. Seller shall, at Seller's expense, make therepairs to the hot gas filter system necessary to restore the Pinon Facility toa condition such that a sustained run performance test (the "Sustained RunTest") may be performed in accordance with the protocols outlined inSchedule 7.15. The Buyer and Seller shall jointly retain and equally share thecost of the services of an engineering firm, mutually acceptable to the parties,to (i) assist in the development of the scope of work necessary to perform theSustained Run Test, (ii) review the maintenance and repairs performed prior tothe Sustained Run Test and (iii) develop a list of steps, design changes, andupgrades, if any, necessary for the Pinon Facility to reach commercialviability, and such scope of work and the repairs made to the hot gas filtersystem in accordance therewith shall be consistent with the protocols outlinedin Schedule 7.15. The Seller shall use its commercially reasonable efforts incooperation with Buyer to perform the Sustained Run Test, on or prior to April30, 2001. Notwithstanding any other provision of this Agreement, Seller shallnot be responsible for any costs and expenses related to design modifications orupgrading the technical, physical or operational characteristics of the PinonFacility, including any costs and expenses relating to implementing any designmodifications or technical, physical or operational upgrades recommended by theengineering firm retained by the parties relating to the commercial viability ofthe Pinon Facility. Seller shall cooperate with the Buyer if, at Buyer'sexpense, Buyer requests that design modifications or upgrades to the technical,physical or operational characteristics of the Pinon Facility be performedprior to the Closing Date, and further Seller agrees to use its commerciallyreasonable efforts to assist the Buyer in obtaining additional funding for thePinon Facility from DOE.

        1.63  Additional Gas Supply. Within 30 days of the date hereof Buyershall determine whether it desires additional natural gas transportationcapacity on the Tuscarora gas pipeline pursuant to the Tuscarora TransportationAgreement in excess of the 29,720 decatherms per day to be assigned to Buyer bySeller in accordance with the terms hereof, up to a maximum of an additional15,000 decatherms per day for the duration of the TPPA, and shall provide noticeto Seller of such additional amount if the Buyer so desires. Within 30 days ofsuch notice, the parties shall negotiate an agreement in good faith in whichSeller shall agree to assign, on an interruptible basis, with such interruptionallowable only as necessary to serve Seller's local distribution companycustomers, the additional amount of decatherms per day on the Tuscarora gaspipeline pursuant to the Tuscarora Transportation Agreement as requested inBuyer's notice to Seller for the duration of the TPPA, and if such interruptionoccurs Seller shall agree to pay to Buyer the delivered cost differentialbetween the cost of delivered natural gas and the average inventory cost of No.6 fuel oil at the Tracy and Clark Mountain Station.

        1.64     Seller Subsidiaries. Within thirty (30) days after the datehereof, Buyer may elect, in lieu of the asset transfers by the SellerSubsidiaries contemplated hereunder, to acquire the membership or otherownership interests of Seller Subsidiaries. Such election may be made by writtennotice thereof to Seller within such thirty-day period. If Buyer makes suchelection hereunder, Seller shall take, or cause to be taken, all action(including, without limitation, executing and delivering documents andinstruments) and shall do, or cause to be done, all things necessary, proper oradvisable under applicable Laws and regulations and as reasonably requested byBuyer to consummate and make effective the transfer of such ownership interestsin the Seller Subsidiaries on the Closing Date. Further, the parties herebyagree to cooperate with each other to achieve a mutually beneficial transfer.

 

ARTICLE VIIICLOSING CONDITIONS
        1.65  Conditions to Each Party's Obligations to Effect the TransactionsContemplated Hereby. The respective obligations of each party to effect thetransactions contemplated hereby shall be subject to the fulfillment at or priorto the Closing Date of the following conditions:

        (1)  The waiting period under the HSR Act applicable to the consummation ofthe transactions contemplated hereby shall have expired or been terminated;

        (2)  No preliminary or permanent injunction or other order or decree by anyfederal or state court which prevents the consummation of the transactionscontemplated hereby or by the Ancillary Agreements shall have been issued andremain in effect (each party agreeing to use its reasonable best efforts to haveany such injunction, order or decree lifted) and no statute, rule or regulationshall have been enacted by any state or federal government or GovernmentalAuthority in the United States which prohibits the consummation of thetransactions contemplated hereby or by the Ancillary Agreements;

        (3)  All federal, state and local government consents and approvals requiredfor the consummation of the transactions contemplated hereby or by the AncillaryAgreements, including, without limitation, the Seller Required RegulatoryApprovals and the Buyer Required Regulatory Approvals, shall have become FinalOrders (a "Final Order" for purposes of this Agreement means a finalorder after all opportunities for rehearing are exhausted (whether or not anyappeal thereof is pending) that has not been revised, stayed, enjoined, setaside, annulled or suspended, with respect to which any required waiting periodhas expired; and as to which all conditions to effectiveness prescribed thereinor otherwise by law, regulation or order have been satisfied) with such termsand conditions as shall have been imposed by the Governmental Authority issuingsuch Final Order; provided that such Final Orders shall not have imposed termsand conditions which would reasonably be expected to have a material adverseeffect on the business, results of operations, financial condition or physicalcondition of the Purchased Assets;

        (4)  All consents and approvals required under the terms of any note, bond,mortgage, indenture, contract or other agreement to which the Seller or theBuyer, or any of their subsidiaries, is a party for the consummation of thetransactions contemplated hereby shall have been obtained, other than those (i)which if not obtained, would not, in the aggregate, have a Material AdverseEffect, or (ii) for which an agreement which is described in the last sentenceof Section 7.6(b) hereof has been entered into; and

        (5) There shall have been no changes in applicable Laws, judgements, ordersor decrees which would, in the aggregate, have a material adverse effect on thebusiness, results of operations, financial condition or physical condition ofthe Purchased Assets.

        1.66  Conditions to Obligations of Buyer. The obligation of the Buyerto effect the transactions contemplated by this Agreement shall be subject tothe fulfillment at or prior to the Closing Date of the following additionalconditions:

        (1)  There shall not have occurred and be continuing, a Material AdverseEffect;

        (2)  The Seller shall have performed and complied with in all materialrespects the covenants and agreements contained in this Agreement required to beperformed and complied with by it on or prior to the Closing Date, and therepresentations and warranties of the Seller set forth in this Agreement shallbe true and correct in all material respects as of the date of this Agreementand as of the Closing Date as though made at and as of the Closing Date, and theBuyer shall have received a certificate to that effect signed by an authorizedofficer of the Seller;

        (3)  The Buyer shall have received a certificate from an authorized officer ofthe Seller, dated the Closing Date, to the effect that to the best of suchofficer's knowledge, the conditions set forth in Sections 8.2(a) and (b) hereofhave been satisfied;

        (4)  The Buyer shall have received an opinion from Woodburn & Wedge, P.C.,dated the Closing Date and satisfactory in form and substance to the Buyer andits counsel, substantially to the effect that, with respect to Seller and eachof the Seller Subsidiaries:

            (1)  Such party is a corporation, or limited liability company, as applicable,organized, existing and in good standing under the laws of the State of itsformation and has the corporate or limited liability company, as applicable,power and authority to execute and deliver this Agreement and the AncillaryAgreements to which it is a party and to consummate the transactionscontemplated hereby and thereby; and the execution and delivery of thisAgreement and the Ancillary Agreements to which it is a party and theconsummation of the transactions contemplated hereby and thereby have been dulyauthorized by requisite corporate or limited liability company, as applicable,action taken on the part of such party;

            (2)  This Agreement and the Ancillary Agreements to which it is a party havebeen executed and delivered by such party and (assuming that the Seller RequiredRegulatory Approvals and the Buyer Required Regulatory Approvals are obtained)are valid and binding obligations of such party, enforceable against such partyin accordance with their terms, except that such enforcement thereof may belimited by (A) bankruptcy, insolvency, reorganization, moratorium or othersimilar laws affecting creditors' rights generally, and (B) general principlesof equity (regardless of whether enforceability is considered in a proceeding atlaw or in equity) and except to the extent that the right to indemnification andcontribution contained therein may be limited by state or federal securitieslaws or the public policy underlying such laws;

            (1)  The execution, delivery and performance of this Agreement and theAncillary Agreements to which it is a party by such party shall not constitute aviolation of the Certificate of Incorporation or Bylaws (or similar governingdocuments) of such party; and

            (2)  No declaration, filing or registration with, or notice to, orauthorization, consent or approval of any Governmental Authority is necessaryfor the consummation by the Seller and the Seller Subsidiaries of the Closingother than (i) the Seller Required Regulatory Approvals, all of such SellerRequired Regulatory Approvals having been obtained and being in full force andeffect with such terms and conditions as shall have been imposed by anyapplicable Governmental Authority (ii) such declarations, filings orregistrations with, or notices to, or authorizations, consents or approvalsrelating to Permits and Environmental Permits and (iii) such declarations,filings or registrations with, or notices to, or authorizations, consents orapprovals which, if not obtained or made, would not, in the aggregate have aMaterial Adverse Effect.

        As to any matter contained in such opinion which involves the laws of anyjurisdiction other than the federal laws of the United States or the laws of theState of Nevada, such counsel may rely upon opinions of counsel admitted in suchother jurisdictions. Any opinions relied upon by such counsel as aforesaid shallbe delivered together with the opinion of such counsel. Such opinion mayexpressly rely as to matters of fact upon certificates furnished by the Sellerand appropriate officers and directors of the Seller and by public officials;and

        (5)  Each of the Seller and the Seller Subsidiaries shall have executed anddelivered, as of the Closing, each of the Ancillary Agreements to be executed bysuch party and all required approvals and conditions relating to the AncillaryAgreements shall have been obtained or satisfied.

        (6)  Title Insurance. Buyer shall have received title insurancepolicies with respect to all owned Real Property and Leases meeting therequirements of Section 7.13.

        (7)  Permits. Buyer shall have obtained (by transfer from Sellerhereunder or otherwise) all material Permits and Environmental Permits necessaryto own, operate and maintain the Purchased Assets substantially consistent withSeller's historical ownership, operation, and maintenance of the PurchasedAssets, and to perform its covenants and agreements hereunder and under theAncillary Agreements.

        (8)  Surveys. Buyer shall have received surveys with respect to allowned Real Property and Leases meeting the requirements of Section 7.14.

        (9)  Reliance Letter. Buyer shall have received a letter reportaddressed to Buyer from the applicable environmental consultant, dated withinten (10) Business Days prior to the Closing Date, (a) updating the EnvironmentalSite Assessments concerning the Purchased Assets and (b) permitting Buyer torely on the Environmental Site Assessments, as updated, as though suchassessment(s) had originally been performed on behalf of, addressed anddelivered to Buyer. Seller makes no representations or warranties regarding theaccuracy of any information or the conclusions in any such update and theprovision of the updated Environmental Site Assessment shall not, by itself,create any rights or remedies of the Buyer against the Seller after the ClosingDate under or pursuant to Environmental Laws or this Agreement.

        1.67  Conditions to Obligations of Seller. The obligation of theSeller to effect the transactions contemplated by this Agreement shall besubject to the fulfillment at or prior to the Closing Date of the followingadditional conditions:

        (1)  The Buyer shall have performed in all material respects its covenants andagreements contained in this Agreement required to be performed on or prior tothe Closing Date;

        (2)  The representations and warranties of the Buyer set forth in thisAgreement shall be true and correct in all material respects as of the date ofthis Agreement and as of the Closing Date as though made at and as of theClosing Date;

        (3)  The Seller shall have received a certificate from an authorized officerof the Buyer, dated the Closing Date, to the effect that, to the best of suchofficer's knowledge, the conditions set forth in Sections 8.3(a) and (b) hereofhave been satisfied;

        (4)  The Seller shall have received an opinion from Foley & Lardner,counsel for the Buyer, dated the Closing Date and satisfactory in form andsubstance to the Seller and its counsel, substantially to the effect that:

            (1)  The Buyer is a limited liability company organized, existing and in goodstanding under the laws of the State of Nevada and has the limited liabilitycompany power and authority to execute and deliver this Agreement and theAncillary Agreements and to consummate the transactions contemplated hereby andthereby; and the execution and delivery of this Agreement and the AncillaryAgreements and the consummation of the transactions contemplated hereby havebeen duly authorized by all requisite limited liability company action taken onthe part of the Buyer;

            (2)  this Agreement and the Ancillary Agreements have been executed anddelivered by the Buyer and (assuming that the Seller Required RegulatoryApprovals and the Buyer Required Regulatory Approvals are obtained) are validand binding obligations of the Buyer, enforceable against the Buyer inaccordance with their terms, except that such enforcement thereof may be limitedby (A) bankruptcy, insolvency, reorganization, moratorium or other similar lawsaffecting creditors' rights generally and (B) the remedy of specific performanceand injunctive and other forms of equitable relief may be subject to certainequitable defenses and to the discretion of the court before which anyproceeding therefore may be brought;

            (3)  the execution, delivery and performance of this Agreement and theAncillary Agreements by the Buyer shall not constitute a violation of thearticles of organization (or other similar governing documents), as currently ineffect, of the Buyer; and

            (4)  no declaration, filing or registration with, or notice to, orauthorization, consent or approval of any Governmental Authority is necessaryfor the consummation by the Buyer of the Closing other than the Buyer RequiredRegulatory Approvals, all of such Buyer Required Regulatory Approvals havingbeen obtained and being in full force and effect with such terms and conditionsas shall have been imposed by any applicable Governmental Authority.

        As to any matter contained in such opinion which involves the laws of anyjurisdiction other than the federal laws of the United States and the State ofWisconsin, such counsel may rely upon opinions of counsel admitted to practicesin such other jurisdictions. Any opinions relied upon by such counsel asaforesaid shall be delivered together with the opinion of such counsel. Suchopinion may expressly rely as to matters of facts upon certificates furnished byappropriate officers and directors of the Buyer and its subsidiaries and bypublic officials; and

        (5)  The Buyer shall have executed and delivered, as of the Closing, each ofthe Ancillary Agreements to be executed by the Buyer and all required approvalsand conditions relating to the Ancillary Agreements have been obtained orsatisfied.

 

ARTICLE IXINDEMNIFICATION
        1.68  Indemnification. (a) The Seller shall indemnify, defend andhold harmless the Buyer its officers, directors, employees, members, Affiliatesand agents (each, a "Buyer Indemnitee") from and against any and allclaims, demands or suits (by any Person), losses, liabilities, damages(including consequential or special damages), obligations, payments, costs,Taxes and expenses (including, without limitation, the costs and expenses of anyand all actions, suits, proceedings, assessments, judgments, settlements andcompromises relating thereto and reasonable attorneys' fees and reasonabledisbursements in connection therewith) to the extent the foregoing are notcovered by insurance, (collectively, "Indemnifiable Losses"), assertedagainst or suffered by any Buyer Indemnitee relating to, resulting from orarising out of (i) any breach by the Seller of any representation,warranty, covenant or agreement of the Seller contained in this Agreement,(ii) the Excluded Liabilities, (iii) any claim against a Buyer Indemniteearising out of Seller's ownership or operation of the Excluded Assets, or (vi)any noncompliance with any bulk sales or transfer laws as provided in Section11.11.

        (1)  The Buyer shall indemnify, defend and hold harmless the Seller from andagainst any and all Indemnifiable Losses asserted against or suffered by theSeller relating to, resulting from or arising out of (i) any breach by theBuyer of any representation, warranty, covenant or agreement of the Buyercontained in this Agreement or the Ancillary Agreements or (ii) the AssumedLiabilities.

        (2)  Any person entitled to receive indemnification under this Agreement (the"Indemnitee") having a claim under these indemnification provisionsshall make a good faith effort to recover all losses, damages, costs andexpenses from insurers of such Indemnitee under applicable insurance policies soas to reduce the amount of any Indemnifiable Loss hereunder. The amount of anyIndemnifiable Loss shall be reduced (i) to the extent that the Indemniteereceives any insurance proceeds with respect to an Indemnifiable Loss, less anycosts, expenses, or premium incurred in connection therewith, and (ii) totake into account any Tax or Income Tax benefit recognized by the Indemniteearising from the recognition of the Indemnifiable Loss, net of any Tax or IncomeTax detriment (but only to the extent that the Parties, following good faithnegotiations for a period of thirty (30) days, jointly agree that such Taxbenefit would be realized by the Indemnitee), and (iii) by the amount of anypayment actually received by the Indemnitee with respect to an IndemnifiableLoss.

        (3)  The expiration, termination or extinguishment of any covenant, agreement,representation or warranty shall not affect the parties' obligations under thisSection 9.1 if the Indemnitee provided the person required to provideindemnification under this Agreement (the "Indemnifying Party") withproper notice of the claim or event for which indemnification is sought prior tosuch expiration, termination or extinguishment.

        (4)  The rights and remedies of the Seller and the Buyer under this Article IXare exclusive and in lieu of any and all other rights and remedies which theSeller and the Buyer may have under this Agreement or otherwise for declaratory,injunctive or monetary relief with respect to (i) any breach or failure toperform any representation, warranty, covenant or agreement set forth in thisAgreement or (ii) the Assumed Liabilities or the Excluded Liabilities, as thecase may be. Without limiting the foregoing, with respect to the PurchasedAssets, the Buyer shall, as of the Closing Date, for itself and its Affiliates,irrevocably release, hold harmless and forever discharge the Seller from any andall claims of any kind or character, whether known or unknown, hidden orconcealed, resulting from or arising out of or in connection with HazardousSubstances or any Environmental Law, other than those liabilities andobligations set forth in Section 2.4(c), Section 2.4(d) and Section 2.4(k)hereof. In furtherance of the foregoing, the Buyer shall, as of the ClosingDate, for itself and on behalf of its Affiliates, irrevocably waive any and allrights and benefits with respect to such claims that it then has, or in thefuture, may have conferred upon it by virtue of any statute, regulation orcommon law principle which provides that a general release does not extend toclaims which a party does not know or suspect to exist in its favor at the timeof executing the release, if knowledge of such claims would have materiallyaffected such party's settlement with the obligor. In this connection, the Buyershall acknowledge, as of the Closing Date, that it is aware that factual mattersunknown to it on the Closing Date may give, or thereafter may give, rise toclaims that are then unknown, unanticipated and unsuspected, and Buyer furtheragrees that such release shall be negotiated and agreed upon in light of thatawareness, and the Buyer, for itself and on behalf of its Affiliates,nevertheless intends irrevocably to release the Seller from the claims describedin this Section 9.1(e).

        (b)  Each party to this Agreement waives any provision of law to the extentthat it would limit or restrict the agreements contained in this Section 9.1.Nothing herein shall prevent either party to this Agreement from terminatingthis Agreement in accordance with Article X. Notwithstanding any provisions inthis Agreement to the contrary, all parties to this Agreement shall retain theirremedies at law or in equity with respect to willful, knowing or intentionalmisrepresentations or breaches of this Agreement, including a failure toconsummate the Closing hereunder when and if required to do so.

        (c)  The rights and obligations of indemnification under this Section 9.1shall not be limited or subject to set-off based on any violation or allegedviolation of any obligation under this Agreement or otherwise, including but notlimited to breach or alleged breach by the Indemnitee of any representation,warranty, covenant or agreement contained in this Agreement.

        1.69  Defense of Claims. (a) If any Indemnitee receives notice of theassertion of any claim or of the commencement of any claim, action, orproceeding made or brought by any Person who is not a party to this Agreement orany Affiliate of a party to this Agreement (a "Third Party Claim")with respect to which indemnification is to be sought from an IndemnifyingParty, the Indemnitee shall give such Indemnifying Party reasonably promptwritten notice thereof, but in any event not later than ten (10) calendar daysafter the Indemnitee's receipt of notice of such Third Party Claim. Such noticeshall describe the nature of the Third Party Claim in reasonable detail andshall indicate the estimated amount, if practicable, of the Indemnifiable Lossthat has been or may be sustained by the Indemnitee. The Indemnifying Partyshall have the right to participate in or, by giving written notice to theIndemnitee, to elect to assume the defense of any Third Party Claim at suchIndemnifying Party's own expense and by such Indemnifying Party's own counsel,and the Indemnitee shall cooperate in good faith in such defense at suchIndemnitee's own expense.

        (1)  If within ten (10) calendar days after an Indemnitee provides writtennotice to the Indemnifying Party of any Third Party Claim the Indemniteereceives written notice from the Indemnifying Party that such Indemnifying Partyhas elected to assume the defense of such Third Party Claim as provided in thelast sentence of Section 9.2(a) hereof, the Indemnifying Party shall not beliable for any legal expenses subsequently incurred by the Indemnitee inconnection with the defense thereof; provided, however, that ifthe Indemnifying Party fails to take reasonable steps necessary to defenddiligently such Third Party Claim within twenty (20) calendar days afterreceiving notice from the Indemnitee that the Indemnitee believes theIndemnifying Party has failed to take such steps, the Indemnitee may assume itsown defense, and the Indemnifying Party shall be liable for all reasonableexpenses thereof. Without the prior written consent of the Indemnitee, theIndemnifying Party shall not enter into any settlement of any Third Party Claimwhich would lead to liability or create any financial or other obligation on thepart of the Indemnitee for which the Indemnitee is not entitled toindemnification hereunder. If a firm offer is made to settle a Third Party Claimwithout leading to liability or the creation of a financial or other obligationon the part of the Indemnitee for which the Indemnitee is not entitled toindemnification hereunder and the Indemnifying Party desires to accept and agreeto such offer, the Indemnifying Party shall give written notice to theIndemnitee to that effect. If the Indemnitee fails to consent to such firm offerwithin ten (10) calendar days after its receipt of such notice, the Indemniteemay continue to contest or defend such Third Party Claim and, in such event, themaximum liability of the Indemnifying Party as to such Third Party Claim shallbe the amount of such settlement offer, plus reasonable costs and expenses paidor incurred by the Indemnitee up to the date of such notice.

        (2)  Any claim by an Indemnitee on account of an Indemnifiable Loss which doesnot result from a Third Party Claim (a "Direct Claim") shall beasserted by giving the Indemnifying Party reasonably prompt written noticethereof, stating the nature of such claim in reasonable detail and indicatingthe estimated amount, if practicable, but in any event not later than ten (10)calendar days after the Indemnitee becomes aware of such Direct Claim, and theIndemnifying Party shall have a period of thirty (30) calendar days within whichto respond to such Direct Claim. If the Indemnifying Party does not respondwithin such thirty (30) calendar day period, the Indemnifying Party shall bedeemed to have accepted such claim. If the Indemnifying Party rejects suchclaim, the Indemnitee shall be free to seek enforcement of its rights toindemnification under this Agreement.

        (3)  If the amount of any Indemnifiable Loss, at any time subsequent to themaking of an indemnity payment in respect thereof, is reduced by recovery,settlement or otherwise under or pursuant to any insurance coverage, or pursuantto any claim, recovery, settlement or payment by or against any other entity,the amount of such reduction, less any costs, expenses or premiums incurred inconnection therewith (together with interest thereon from the date of paymentthereof at the prime rate then in effect of The Chase Manhattan Bank), shallpromptly be repaid by the Indemnitee to the Indemnifying Party. Upon making anyindemnity payment, the Indemnifying Party shall, to the extent of such indemnitypayment, be subrogated to all rights of the Indemnitee against any third partyin respect of the Indemnifiable Loss to which the indemnity payment relates; provided,however, that (i) the Indemnifying Party shall then be in compliancewith its obligations under this Agreement in respect of such Indemnifiable Lossand (ii) until the Indemnitee recovers full payment of its IndemnifiableLoss, any and all claims of the Indemnifying Party against any such third partyon account of such indemnity payment are hereby made expressly subordinated andsubjected in right of payment to the Indemnitee's rights against such thirdparty. Without limiting the generality or effect of any other provision hereof,each such Indemnitee and Indemnifying Party shall duly execute upon request allinstruments reasonably necessary to evidence and perfect the foregoingsubrogation and subordination rights. Nothing in this Section 9.2(d) shall beconstrued to require any party hereto to obtain or maintain any insurancecoverage.

        (4)  A failure to give timely notice as provided in this Section 9.2shall not affect the rights or obligations of any party hereunder except if, andonly to the extent that, as a result of such failure, the party which wasentitled to receive such notice was actually prejudiced as a result of suchfailure.

 

ARTICLE XTERMINATION AND ABANDONMENT
        1.70  Termination. (a) This Agreement may be terminated at any timeprior to the Closing Date, by mutual written consent of the Buyer and theSeller.

        (1)  This Agreement may be terminated by the Seller or the Buyer if (i) thetransactions contemplated hereby shall not have been consummated on or beforeeighteen (18) months from the date of this Agreement (the "TerminationDate"); provided, however, that the right to terminate thisAgreement under this Section 10.1(b) shall not be available to either Seller orBuyer if its failure to fulfill any obligation under this Agreement has been thecause of, or resulted in, the failure of the Closing Date to occur on or beforesuch date; provided, further, that if on the Termination Date theconditions to the Closing set forth in Section 8.1(c) shall not have beenfulfilled but all other conditions to the Closing shall be fulfilled or shall bereasonably capable of being fulfilled, then the Termination Date shall be thedate which is twenty-four (24) months from the date of this Agreement.

        (2)  This Agreement may be terminated by either the Seller or the Buyer if (i)any Governmental Authority or regulatory body, the consent of which is acondition to the obligations of the Seller or the Buyer to consummate thetransactions contemplated hereby, shall have determined not to grant its consentand all appeals of such determination shall have been taken and have beenunsuccessful, or (ii) any court of competent jurisdiction in the United Statesor any State shall have issued an order, judgment or decree permanentlyrestraining, enjoining or otherwise prohibiting the transactions contemplatedhereby and such order, judgment or decree shall have become final andnonappealable.

        (3)  This Agreement may be terminated by the Buyer, if there has been amaterial violation or breach by the Seller of any agreement, representation orwarranty contained in this Agreement which has rendered the satisfaction of anycondition to the obligations of the Buyer impossible and such violation orbreach has not been waived by the Buyer.

        (4)  This Agreement may be terminated by the Seller, if there has been amaterial violation or breach by the Buyer of any agreement, representation orwarranty contained in this Agreement which has rendered the satisfaction of anycondition to the obligations of the Seller impossible and such violation orbreach has not been waived by the Seller.

        (5)  This Agreement may be terminated by either the Seller or the Buyer inaccordance with the provisions of Section 7.11(b) or (c) hereof.

        (6)  This Agreement may be terminated by Seller if there shall have occurredany event or events which materially adversely affect Buyer's ability to satisfyits obligations pursuant to this Agreement or Buyer's, WPSR's or PDI's abilityto satisfy their respective obligations pursuant to the Equity ContributionAgreement.

        (7)  This Agreement may be terminated by Seller if the Equity ContributionAgreement ceases to be in effect.

        1.71  Procedure and Effect of Termination. In the event oftermination of this Agreement and abandonment of the transactions contemplatedhereby by either or both of the parties pursuant to Section 10.1 hereof, writtennotice thereof shall forthwith be given by the terminating party to the otherparty and this Agreement shall terminate and the transactions contemplatedhereby shall be abandoned, without further action by any of the parties hereto.If this Agreement is terminated as provided herein:

        (1)  such termination shall be the sole remedy of the parties hereto withrespect to breaches of any agreement, representation or warranty contained inthis Agreement and none of the parties hereto nor any of their respectivetrustees, directors, officers or Affiliates, as the case may be, shall have anyliability or further obligation to the other party or any of their respectivetrustees, directors, officers or Affiliates, as the case may be, pursuant tothis Agreement, except in each case as stated in this Section 10.2 and inSections 7.2(c), 7.3 and 7.7 hereof; and

        (2)  all filings, applications and other submissions made pursuant to thisAgreement, to the extent practicable, shall be withdrawn from the agency orother person to which they were made.

 

ARTICLE XIMISCELLANEOUS PROVISIONS
        1.72  Amendment and Modification. Subject to applicable Law, thisAgreement may be amended, modified or supplemented only by written agreement ofthe Seller and the Buyer.

        1.73  Waiver of Compliance; Consents. Except as otherwise provided inthis Agreement, any failure of any of the parties to comply with any obligation,covenant, agreement or condition herein may be waived by the party entitled tothe benefits thereof only by a written instrument signed by the party grantingsuch waiver, but such waiver or failure to insist upon strict compliance withsuch obligation, covenant, agreement or condition shall not operate as a waiverof, or estoppel with respect to, any subsequent or other failure.

        1.74  Survival of Representations and Warranties. Each and everyrepresentation and warranty contained in this Agreement and each and everycovenant contained in this Agreement (other than the representations andwarranties in Sections 5.1, 5.2, 5.3 and 5.26(c) (which representations andwarranties shall survive for one (1) year following the Closing Date) and thecovenants in Sections 3.2, 3.3, 3.4, 5.28(a), 7.2(c), 7.2(d), 7.3, 7.7, 7.10,7.12, 9.1 and 9.2 hereof (which covenants shall survive in accordance with theirterms)) shall expire with, and be terminated and extinguished by, (i) theconsummation of the sale of the Purchased Assets and the transfer of the AssumedLiabilities pursuant to this Agreement and shall not survive the Closing Date,or (ii) the termination of this Agreement pursuant to Section 10.1 hereof orotherwise; and none of the Seller, the Buyer or any officer, director, trusteeor Affiliate of either of them shall be under any liability whatsoever withrespect to any such representation, warranty or covenant.

        1.75  Notices. All notices and other communications hereunder shallbe in writing and shall be deemed given if delivered personally or by facsimiletransmission, telexed or mailed by overnight courier or registered or certifiedmail (return receipt requested), postage prepaid, to the parties at thefollowing addresses (or at such other address for a party as shall be specifiedby like notice, provided that notices of a change of address shall be effectiveonly upon receipt thereof):

        (1)  If to the Seller, to:

Sierra Pacific Resources            6100 Neil Road            Reno, Nevada 89511            Attention: William E. Peterson, Esq.            Telecopy: (775) 834-5959

with copies to:

Skadden, Arps, Slate, Meagher & Flom LLP4 Times SquareNew York, New York 10036-6522Attention: Sheldon S. Adler, Esq.Telecopy: (212) 735-2000

        (2)  if to the Buyer, to:

WPS Northern Nevada, LLCc/o WPS Power Development, Inc.1088 Springhurst DriveGreen Bay, Wisconsin 54304Attention: B. Frank MoonTelecopy: (920) 617-6140

with copies to:

Foley & Lardner777 East Wisconsin AvenueMilwaukee, Wisconsin 53202Attention: Mary Ann C. Halloin, Esq.Telecopy: (414) 297-4900

        1.76  Assignment. This Agreement and all of the provisions hereofshall be binding upon and inure to the benefit of the parties hereto and theirrespective successors and permitted assigns, but neither this Agreement nor anyof the rights, interests or obligations hereunder shall be assigned by any partyhereto, including by operation of law without the prior written consent of theother party, nor is this Agreement intended to confer upon any other Personexcept the parties hereto any rights or remedies hereunder. Notwithstanding theforegoing, Buyer may assign or otherwise transfer its rights hereunder and underany Ancillary Agreement to any bank, financial institution or other lenderproviding financing to Buyer as collateral security for such financing; provided,however, that no such assignment shall (x) impair or materially delay theconsummation of the transactions contemplated hereby or (y) relieve or dischargeBuyer, as the case may be, from any of its obligations hereunder and thereunder.

        1.77  Arbitration. Any dispute, controversy or claim arising out ofor relating to this agreement, or the breach, termination or validity hereof (a"Dispute"), shall be finally settled by arbitration in accordance withthe then-prevailing Commercial Arbitration Rules of the American ArbitrationAssociation, as modified herein (the "Rules"). The place ofarbitration shall be Nevada. There shall be three arbitrators, of whom theSeller shall appoint one and of whom the Buyer shall appoint one. The twoarbitrators so appointed shall select a third arbitrator who shall act as thechairman of the tribunal. If any arbitrator is not appointed within the timelimits provided herein or in the Rules, such arbitrator shall be appointed bythe American Arbitration Association. The arbitral tribunal is not empowered toaward damages in excess of compensatory damages, and each party herebyirrevocably waives any right to recover punitive, exemplary or similar damageswith respect to any dispute. Any arbitration proceedings, decision or awardrendered hereunder and the validity, effect and interpretation of thisarbitration provision shall be governed by the Federal Arbitration Act, 9 U.S.C.Sections 1-16, and judgment upon any award may be entered in any court of competentjurisdiction.

        1.78  Governing Law. This Agreement shall be governed by andconstrued in accordance with the laws of the State of Nevada (regardless of thelaws that might otherwise govern under applicable Nevada principles of conflictsof law) as to all matters, including but not limited to matters of validity,construction, effect, performance and remedies.

        1.79  Counterparts. This Agreement may be executed in counterparts,each of which shall be deemed an original, but all of which together shallconstitute one and the same instrument.

        1.80  Interpretation. The article and section headings contained inthis Agreement are solely for the purpose of reference, are not part of theagreement of the parties and shall not in any way affect the meaning orinterpretation of this Agreement.

        1.81  Entire Agreement. This Agreement, including the documents,exhibits, schedules, certificates and instruments referred to herein, and theConfidentiality Agreement embody the entire agreement and understanding of theparties hereto in respect of the transactions contemplated by this Agreement.There are no restrictions, promises, representations, warranties, covenants orundertakings, other than those expressly set forth or referred to herein ortherein. It is expressly acknowledged and agreed that there are no restrictions,promises, representations, warranties, covenants or undertakings of the Sellercontained in any material made available to the Buyer pursuant to the terms ofthe Confidentiality Agreement (including the Offering Memorandum) assupplemented, or the correspondence relating to the divestiture of Seller'sgeneration assets previously made available to the Buyer by the Seller and CSFB.This Agreement supersedes all prior agreements and understandings between theparties with respect to such transactions other than the ConfidentialityAgreement.

        1.82  Bulk Sales or Transfer Laws. The Buyer acknowledges that theSeller shall not comply with the provision of any bulk sales or transfer laws ofany jurisdiction in connection with the transactions contemplated by thisAgreement. The Buyer hereby waives compliance by the Seller with the provisionsof the bulk sales or transfer laws of all applicable jurisdictions.

        IN WITNESS WHEREOF, the Seller and the Buyer have caused this Agreement to besigned by their respective duly authorized officers as of the date first abovewritten.

SIERRA PACIFIC POWER COMPANY

 

By:____________________Name: William E. PetersonTitle: Sr. Vice President, General Counsel and                          Corporate Secretary

 

 

WPS NORTHERN NEVADA, LLC

By: WPS POWER DEVELOPMENT, INC.                    (Its Sole Member)

 

By:____________________Name: Gerald L. MroczkowskiTitle: Vice President |
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