Document:

Letter Agreement

 Exhibit 10.54 
 [Pinnacle Entertainment Letterhead] 
 August 12, 2004 
 Dennis G. Coleman, Executive Director 
 St. Louis County Port Authority

 121 S. Meramec 
 St. Louis, MO 63105 
  

			
	Re:	  	Lease and Development Agreement dated August 12, 2004 (the “Lease”) by and between St. Louis County Port Authority (the “Authority”) and Pinnacle Entertainment,
Inc. (“Pinnacle”)

 Dear Dennis: 
 This letter will confirm our mutual understandings and agreements regarding the Lease, which you and we have executed and delivered today. 
 As all of us are aware, the effective date of Ordinance No. 21,908 (the “County Ordinance”) has been stayed as a result of the petition drive to place the County Ordinance on the November election
ballot. We are pleased that both the Authority and the County Counselor share our view that the County Ordinance is not properly referable to the voters. 
 Quite apart from the County Ordinance, the County Council adopted a parallel supporting resolution which is not targeted in the referendum drive. Pinnacle and the Authority are in complete agreement that these resolutions are perfectly
adequate to implement the regulatory mechanisms provided for under Missouri law for municipal and county input to the Commission as it makes its determination regarding licensure. St. Louis County voters approved licensed casino gaming more
than 10 years ago, and the residents of Lemay have repeatedly demonstrated their overwhelming support for the Pinnacle Project. For these reasons, we have agreed to jointly urge and work with the County to challenge the referendum if the petition
drive should garner enough signatures for ballot certification. The Authority and Pinnacle also agree to take reasonable cooperative legal actions, as necessary, to assure that the Project proceeds as quickly as is possible under the development
schedule in the Lease and to assure that the Lease remains in full force and legal effect. 
 While we are confident that a challenge of the referendum
petition would be successful, and while we do not intend to delay in proceeding under the Lease, there is always the possibility that the referendum seeking to invalidate the County Ordinance will be on the 

 Dennis G. Coleman, Executive Director 
 August 12, 2004 
 Page 2 
 ballot and that the voters might vote in favor of the referendum which could create challenges to the completion of
the Project. In that circumstance, the Authority acknowledges that Pinnacle shall have the right but not the obligation to pursue whatever legal action might be needed to protect and complete the Pinnacle Project. Moreover, the Authority further
acknowledges that if there are challenges to the completion of the Pinnacle Project arising from the referendum, Pinnacle shall have the right, by delivery of written notice to the Authority, to declare an event of force majeure and to suspend
performance of any or all of its ongoing obligations (tolling all relevant deadlines under the Lease for the completion of work or the satisfaction of Conditions, other than the Commission Acceptance Date Condition, including disbursements by Escrow
Agent under the Escrow Agreement) until such impediment has been fully and finally removed to Pinnacle’s satisfaction. Finally, the Authority acknowledges that if as a result of some action caused by the referendum petition process, Pinnacle
determines in its discretion that it cannot complete or operate the Pinnacle Project as contemplated under the Lease, Pinnacle shall have the right by delivery of written notice to the Authority to terminate the Lease without penalty and receive a
full refund of all Deposits and Prepaid Rent held by the Escrow Agent or released by the Escrow Agent to the Authority in accordance with any applicable provision of the Lease. 
 Even though the Authority recognizes that Pinnacle could declare an event of force majeure now, the parties have determined to proceed on the Project by agreeing that: (a) all references to the term Effective
Date in Section l(c) and 2 of the Lease shall be the later of December 1, 2004, or the Commission Acceptance Date; (b) in the event that without fault of Pinnacle, the Commission Acceptance Date Condition, the Zoning Condition or the
Site Permit Condition is not timely satisfied (taking into account any force majeure delays for satisfaction of the Zoning or Site Permit Conditions declared by Pinnacle pursuant to the preceding paragraph), Pinnacle shall have the right, in its
sole discretion, to terminate the Lease without penalty, and in such event, if the First Deposit, the Second Deposit and the Prepaid Rent have been placed in escrow pursuant to the Lease, the funds shall be returned to Pinnacle as provided in the
paragraph above and neither party shall have any further liability under the terms of the Lease; and (c) references to the Commission Acceptance Date in Section 4 of the Lease shall be the later of December 1, 2004, or the Commission
Acceptance Date. Notwithstanding the foregoing, Pinnacle reserves its rights to declare a force majeure event at any time with respect to challenges to the completion of the Project arising from the referendum and the Authority agrees to recognize
any such force majeure declaration and the rights of Pinnacle outlined in the paragraph above. 
 In consideration of the foregoing, Pinnacle has agreed to
reimburse $220,728.25 in out-of-pocket expenses borne by the Authority through July 31, 2004, in connection with the selection process, the negotiation of the Lease, certain on-going due diligence and 

 Dennis G. Coleman, Executive Director 
 August 12, 2004 
 Page 3 
 attention to the concerns addressed in this letter, said amount to be payable subject to Pinnacle’s review and
approval of invoices furnished this date by the Authority to Pinnacle. Furthermore, Pinnacle agrees to reimburse the Authority for out-of-pocket expenses borne by the Authority concerning the development of the Project submitted by Real Estate
Strategies and reviewed and approved in writing by Pinnacle. Subject to Pinnacle’s prior approval of the scope of services for future legal fees billed by Bryan Cave LLP, Pinnacle also agrees to reimburse the Authority for the actual costs of
such fees and expenses subject to approval in writing by Pinnacle. 
 Terms defined in the Lease and used herein shall have the same meaning as so defined.
In the event of any conflict between the Lease, the Escrow Agreement and this letter agreement, this letter agreement shall control and all other terms and provisions of the Lease shall remain in full force and effect. If the foregoing meets with
your approval, please sign where indicated below. On behalf of Pinnacle Entertainment, we are pleased that the Authority shares our commitment to this vital and exciting project and our confidence in its ultimate success. 
  

	
	Very truly yours,
	
	 /s/ John A. Godfrey

	 John A. Godfrey
 Senior Vice President, Secretary
and
       General Counsel

  

			
	 Acknowledged and Agreed this
 12th day of
August, 2004
  
 St. Louis County Port Authority

		
	By:	 	 /s/ Dennis G. Coleman

	Name:	 	Dennis G. Coleman
	Title:	 	Executive DirectorSecond Amendment to Lease and Development Agreement

 Exhibit 10.55 
 Second Amendment to Lease and Development Agreement 
 Between 
 St. Louis County Port Authority 
 And

 Pinnacle Entertainment, Inc. 
  

					
	APPROVAL (Please Initial)
		
	 /s/ DC
	 	10/28/05
	President or COO   ̈	 	Date
		
	 /s/
	 	              
	General Counsel   ̈	 	Date
		
	 /s/ [illegible]
	 	10/28/05
	Financial Officer   ̈	 	Date
		
	 /s/ [illegible]
	 	10/27/05
	Division Director   ̈	 	Date
			
		 	10/11/05	 	05-PORT-18
	Board Approved:	 	Date	 	Resolution #
			
	20-3020-R    	 		 	   300-15   
	Fund/Org     	 		 	Account #

 SECOND AMENDMENT TO LEASE AND DEVELOPMENT AGREEMENT 
 This SECOND AMENDMENT TO LEASE AND DEVELOPMENT AGREEMENT (“Amendment”) is made and entered into this 7th day of October, 2005 by and between
the ST. LOUIS COUNTY PORT AUTHORITY, a public body corporate and politic of the State of Missouri (“Landlord”) and PINNACLE ENTERTAINMENT, INC., a Delaware corporation (“Tenant”). 
 RECITALS 
 A. Landlord and Tenant entered
into a Lease and Development Agreement dated as of August 12, 2004 as amended pursuant to the letter agreement between the Landlord and the Tenant of even date therewith (collectively, the “Lease and Development Agreement”) pursuant
to which the Tenant agreed, subject to the terms and conditions in the Lease and Development Agreement, to construct and develop the gaming and mixed use Project in unincorporated Lemay, Missouri (the “Project”), including an access route
to the property for the Project (the “Project Roadway”). 
 B. Landlord and Tenant agreed in the Lease and Development Agreement to
work together on the development and construction of the Project Roadway; including the assistance of the United States Air Force and the General Services Administration to obtain the defense mapping facilities (the “NIMA Site”).

 C. The Landlord has been negotiating with the United States Air Force (the “Air Force”) and the General Services Administration
(“GSA”) for the acquisition of the NIMA Site to be used by Landlord for the economic development of the Lemay area. 
 D. A portion
of the NIMA Site will be used for the proposed Project Roadway to the Project. 
 E. The Landlord has incurred and will continue to incur
certain costs in connection with the due diligence on the NIMA Site and the negotiation of the agreements related to the acquisition of the NIMA site, including attorneys fees, environmental due diligence and for outside consultants. 
 F. The Landlord and the Tenant desire to amend the Lease and Development Agreement to provide for the payment of the fees and costs of the due diligence
and negotiation of the acquisition of the NIMA Site. 
 NOW, THEREFORE, in consideration of the mutual covenants and agreements of the
parties contained herein, Landlord and Tenant agree to amend the Lease and Redevelopment Agreement as follows: 
 1. Capitalized Terms.
Capitalized terms used herein and not otherwise defined shall have the meanings ascribed to them in the Lease and Development Agreement. 
  

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 2. Payment of Fees. 
 (a) Tenant shall reimburse Landlord for the consulting fees and expenses of Donna Erat in an amount not to exceed $90,000 within 30 days of receipt of an invoice from Landlord for the same, which invoice shall include
applicable supporting documentation from Donna Erat. 
 (b) Tenant shall reimburse Landlord for the consulting fees and expenses of
Greenhorne & O’Mara hi an amount not to exceed $64,000 within 30 days of receipt of an invoice from Landlord for the same, which invoice shall include applicable supporting documentation from Greenhorne & O’Mara.

 (c) Attached as Exhibit A is scope of services and rate schedule for the services to be performed by Spencer Fane
Britt & Brown (“Spencer Fane”) with respect to the Landlord’s acquisition of the NIMA Site. Exhibit A is incorporated herein by reference and the scope of services and rates are approved by Tenant. Attached as
Exhibit B is the scope of services and fees for the environmental due diligence to be performed by Environmental Operations, Inc. (“EOI”) on the NIMA Site. Exhibit B is incorporated herein by reference and the scope of
services and fees are approved by Tenant. The Spencer Fane fees and expenses and the EOI fees and expenses are hereinafter collectively referred to as the “NIMA Site Fees.” Tenant shall reimburse Landlord for the NIMA Site Fees subject to
Tenant’s review and approval of the written invoices submitted by Spencer Fane and EOI to Landlord for payment. Tenant shall make any objections to the invoices within 20 days of receipt or such invoices shall be deemed approved. Tenant shall
reimburse Landlord within 30 days of its approval of such invoices. Tenant’s reimbursement of Spencer Fane fees and expenses shall not exceed $280,000, and Tenant’s reimbursement of EOI fees and expenses shall not exceed $424,000 unless
otherwise agreed in writing by Tenant. 
 (d) Other than the NIMA Site Fees and subject to the provisions of section 4 below, Landlord agrees
to pay all other related fees and expenses concerning the NIMA Site unless otherwise agreed in writing by Tenant. 
 (e) In consideration of
Tenant’s cooperation and payment of the NIMA Site Fees, Landlord agrees, upon acquisition of the NIMA Site and in compliance with the Intergovernmental Agreement (among the Landlord, Tenant and the other signatory parties thereto (the
“Intergovernmental Agreement”)), to provide Tenant reasonable directional and advertising signage easements on the NIMA Site, including but not limited to easements for a potential pylon sign and/or a welcome arch to be owned, designed and
maintained by Tenant. 
 3. Repayment of NIMA Site Fees. In the event that (i) the HUD Empowerment Zone funds referred to in
Section 2(h) of the Lease and Development 
  

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 Agreement are reallocated as contemplated therein and as provided for under the Intergovernmental Agreement for use with
respect to the Project Roadway and the economic development of the NIMA Site, and/or (ii) the Landlord sells or otherwise transfers the NIMA Site for an amount in excess of Landlord’s actual out-of-pocket costs for acquisition and
environmental remediation on the Site (excluding those costs that have been funded by the Tenant), and/or (iii) Landlord obtains and sells tax credits for environmental remediation or development of the NIMA Site, then, to the extent
permissible by law, the Landlord agrees to use the funds identified in provisos (i) or (ii) or the proceeds from the sale of tax credits described in (iii) above to reimburse the Tenant for the NIMA Site Fees paid by Tenant and to
take reasonable affirmative actions complying with the terms of the Intergovernmental Agreement and this Agreement to assure that the funds in provisos (i) or (ii) or the proceeds from the sale of the tax credits described in
(iii) above can be used to reimburse the NIMA Site Fees Tenant has paid for Landlord. Upon sale or transfer of the NIMA Site, the Landlord shall include the NIMA Site Fees along with Landlord’s out-of-pocket costs for acquisition and
environmental remediation in the sale price for any third party. 
 4. Environmental Remediation of NIMA Site Necessary for Project
Roadway. In the event Landlord acquires the NIMA Property, Landlord and Tenant agree to negotiate regarding the environmental remediation of the NIMA Property upon terms and conditions that are mutually agreeable to the Landlord and Tenant.

 5. Tax Credits. Landlord and Tenant acknowledge that Section 4(p)(iv) of the Lease provides, among other things, that the
Landlord will cooperate with the Tenant and take reasonable actions, in support of the Tenant to seek Brownfields and/or other incentives from the State of Missouri in connection with the Second Priority Route. The Landlord and the Tenant hereby
agree that of Section 4(p)(iv) of the Lease shall apply, without limitation, with respect to tax credits and other incentives or benefits that may be available under the Missouri Voluntary Cleanup Program and under the Missouri Brownfield
Redevelopment Program, Mo. Rev. Stat. §§ 447.700 et seq., the Missouri Petroleum Storage tank Insurance Fund, or any similar state or federal program for any environmental assessment or remediation work performed or paid for by
Tenant in connection with the Project Roadway. The parties further acknowledge and agree that, Landlord shall take cooperative actions as requested by Tenant that include assisting Tenant and its counsel by providing any endorsements or documents
that may be reasonably required to facilitate or support Tenant’s pursuit of financial incentives, for any environmental assessment or remediation work performed or paid for by Tenant in accordance with the Lease or this Agreement. Such
cooperative actions shall include joining in the application(s) for tax credits to the Missouri Department of Economic Development and the Missouri Department of Natural Resources. All tax credits obtained pursuant to such cooperative efforts shall
be administered by Tenant as Project Developer and used for the benefit of the Project. 
 6. Cooperation. In accordance with the
terms of the Intergovernmental Agreement, Landlord is negotiating to acquire the NIMA Site with the United States Air Force and the GSA. Pursuant to Section 2 hereof, Tenant has agreed to pay certain fees of the Landlord in connection with the
acquisition of the site. In that regard, the Landlord 
  

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 and representatives of the Air Force and the GSA have formed various committees, including an environmental committee, to
address the environmental remediation of the NIMA Site. Landlord agrees that it will request permission from the United States Air Force and GSA that Tenant have a representative on the environmental committee. Landlord and Tenant further agree that
Landlord shall in connection with its negotiations to acquire and its acquisition of the NIMA Site, take reasonable actions to cooperate with the Tenant and Tenant’s attorneys that include (i) sharing information with Tenant relating to
Tenant’s development of the access road under that certain “Road Development Agreement: between the Tenant and the St. Louis County, and (ii) obtaining input of the Tenant on preparation of plans, studies, and the performance of
any environmental remediation that may be necessary for the development of the access road on the NIMA Site. 
 7. Full Force and
Effect/Binding Upon Parties/Successors and Assigns. Except as modified and amended by this Amendment, the Lease and Development Agreement shall each remain in full force and effect in accordance with its terms. Unless the context otherwise
indicates, all other terms and conditions of the Lease and Development Agreement which are the same as or directly related to the revised terms and conditions set out in this Amendment are similarly modified to be consistent with this Amendment. The
provisions of this Amendment shall inure to the benefit of and be binding upon the parties hereto, their successors and assigns. 
 8.
Counterparts. This Amendment may be executed in counterparts. 
 IN WITNESS WHEREOF, the undersigned have set their hands and seals as
of the date first written above. 
  

			
	LANDLORD:
	ST. LOUIS COUNTY PORT AUTHORITY
		
	By:	 	 /s/ Dennis G. Coleman

	Name:	 	Dennis G. Coleman
	Title:	 	President/CEO

  

	
	APPROVED AS TO FORM
	
	  

	 General Counsel, Economic Council
 of St. Louis
County

  

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	TENANT:
	PINNACLE ENTERTAINMENT, INC.
		
	By:	 	 /s/ Wade Hundley

	Name:	 	Wade Hundley
	Title:	 	President/CEO

  

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 EXHIBIT A 
 [Scope of Services and Rate Schedule for services to be performed by Spencer Fane Britt & Brown] 
 Exhibit A 

 EXHIBIT B 
 [Scope of services and fees for environmental due diligence to be performed by Environmental Operations, Inc.] 
 Exhibit B

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