Document:

exv10w24

Exhibit
10.24

 

SUBSCRIPTION AGREEMENT

by and among

ZAYA S. YOUNAN

and

YOUNAN PROPERTIES, INC.

Dated as of             

 

 

 

SUBSCRIPTION AGREEMENT

THIS SUBSCRIPTION AGREEMENT (this “Agreement”) is made and
entered into as of April 8, 2010 by and among Younan Properties, Inc., a Maryland corporation (the “Company”), and Zaya
S. Younan (the “Investor”).

RECITALS

A. The Company proposes to undertake an underwritten initial public offering (the “IPO”) of
its common stock, par value $0.01 per share (the “Common Stock”).

B. The Investor desires to purchase Common Stock of the Company in a private placement transaction
exempt from the registration requirements of the Securities Act of 1933, as amended (the
“Securities Act”), pursuant to Section 4(2) of the Securities Act and Rule 506 of
Regulation D (“Regulation D”) promulgated thereunder by the Securities and Exchange
Commission.

NOW, THEREFORE, for and in consideration of the foregoing premises, and the mutual undertakings set
forth below, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree
as follows:

TERMS OF AGREEMENT

ARTICLE I.

IRREVOCABLE SUBSCRIPTION FOR SHARES

     Section 1.1 The Investor irrevocably subscribes for and agrees to purchase the number of
shares of Common Stock indicated in this Agreement on the terms provided for herein. The Investor
agrees to and understands the terms and conditions upon which the Common Stock is being offered.
The price per share paid by the Investor shall be the initial public offering price for the Common
Stock in the IPO. The aggregate purchase price for the shares of Common Stock purchased by the
Investor will be $7,394,000 (the “Committed Purchase Amount”), and the number of
shares of Common Stock purchased by the Investor will be the number obtained by dividing the
Committed Purchase Amount by the initial public offering price per share for the Common Stock in
the IPO. The date, time and place of the consummation of the IPO shall be referred to herein as
the “IPO Closing.”

ARTICLE II.

CONDITIONS; CLOSING

     Section 2.1 Conditions to the Company’s Obligations. The obligations of the Company
to effect the transactions contemplated hereby shall be subject to the following conditions
precedent:

          (i) The representations and warranties of the Investor contained in this Agreement shall have
been true and correct in all material respects on the date such representations and warranties were
made, and on and as of the Closing Date (as hereinafter defined) as if made on and as of such date;

1

 

          (ii) The obligations of the Investor contained in this Agreement shall have been duly
performed on or before the Closing Date and the Investor shall not have breached any of his
covenants contained herein in any material respect;

          (iii) Concurrently with the Closing (as hereinafter defined), the Investor shall have executed
and delivered to the Company the documents required to be delivered by the Investor pursuant to
Section 2.4 hereof; and

          (iv) No order, statute, rule, regulation, executive order, injunction, stay, decree or
restraining order shall have been enacted, entered, promulgated or enforced by any court of
competent jurisdiction or governmental entity that prohibits the consummation of the transactions
contemplated hereby, and no litigation or governmental proceeding seeking such an order shall be
pending or threatened.

          Any or all of the foregoing conditions may be waived by the Company in its sole and absolute
discretion.

     Section 2.2 Conditions to the Investor’s Obligations. The obligations of the Investor
to effect the transactions contemplated hereby shall be subject to the following conditions
precedent:

          (i) The representations and warranties of the Company contained in this Agreement shall have
been true and correct in all material respects on the date such representations and warranties were
made, and on and as of the Closing Date as if made on and as of such date;

          (ii) The obligations of the Company contained in this Agreement shall have been duly performed
on or before the Closing Date and the Company shall not have breached any of its covenants
contained herein in any material respect;

          (iii) Concurrently with the Closing, the Company shall each have executed and delivered to the
Investor the documents required to be delivered pursuant to Section 2.4 hereof;

          (iv) No order, statute, rule, regulation, executive order, injunction, stay, decree or
restraining order shall have been enacted, entered, promulgated or enforced by any court of
competent jurisdiction or governmental entity that prohibits the consummation of the transactions
contemplated hereby, and no litigation or governmental proceeding seeking such an order shall be
pending or threatened; and

          (v) The IPO Closing shall be occurring concurrently with the Closing (or the Closing shall
occur prior to, but be conditioned upon the immediate subsequent occurrence of, the IPO Closing).

     Section 2.3 Time and Place. The date, time and place of the consummation of the
transactions contemplated hereunder (the “Closing” or “Closing Date”) shall occur
concurrently with (or prior to, but conditioned upon the immediate subsequent occurrence of) the
IPO Closing, in the office of Latham & Watkins LLP, 355 South Grand Avenue, Los Angeles, California
90071.

2

 

     Section 2.4 Closing Deliveries. At the Closing, the Investor will pay the Committed
Purchase Amount in cash by wire transfer of immediately available funds to an account designated
upon reasonable advance notice by the Company. At the Closing, the parties shall make, execute,
acknowledge and deliver, or cause to be made, executed, acknowledged and delivered through such
third party as may be applicable, the legal documents and other items (collectively the
“Closing Documents”) necessary to carry out the intention of this Agreement and the other
transactions contemplated to take place in connection therewith, which Closing Documents and other
items shall include, without limitation, the following:

          (i) Share Certificates, evidence of delivery of uncertificated shares of Common Stock by
book-entry, and/or other evidence of the transfer of Common Stock to the Investor;

          (ii) The Registration Rights Agreement between the Investor, certain other parties and the
Company substantially in the form attached hereto as Exhibit A, (the “Registration Rights
Agreement”);

          (iii) The Investor shall have executed and delivered a letter to the Company setting forth
certain representations and undertakings related to the Investor’s ownership of Common Stock in a
form reasonably acceptable to the board of directors of the Company and which allows the board of
directors of the Company to reasonably conclude that the ownership waiver and Excepted Holder Limit
(as defined in the Company’s charter) described in Section 2.4(iv) will not jeopardize the
Company’s status as a real estate investment trust (a “REIT”) under the Internal Revenue
Code of 1986, as amended (the “Code”), and make the other determinations required by the
Company’s charter in connection with granting such waiver and Excepted Holder Limit;

          (iv) Based on the shareholder representation letter described in Section 2.4(iii), the board
of directors of the Company shall have granted an exception to the Common Stock Ownership Limit and
the Aggregate Stock Ownership Limit set forth in the Company’s charter, providing the Investor with
an Excepted Holder Limit of      %, or such lower limit as is necessary for the Investor to own
the Common Stock without a violation of the Common Stock Ownership Limit and the Aggregate Stock
Ownership Limit set forth in the Company’s charter; and

          (v) The Lock-up Agreement signed by the Investor substantially in the form attached hereto as
Exhibit B.

     If requested by the Company, on the one hand, or the Investor, on the other hand, each party
shall provide to the requesting party a certified copy of all appropriate corporate resolutions or
partnership actions authorizing the execution, delivery and performance by such party of this
Agreement, any related documents and the documents listed in this Section 2.4.

3

 

ARTICLE III.

REPRESENTATIONS AND WARRANTIES OF THE INVESTOR

     The Investor represents and warrants to the Company as set forth below in this Article 3,
which representations and warranties are true and correct as of the date hereof and will (except to
the extent expressly relating to a specified date) be true and correct as of the date of Closing:

     Section 3.1 Consents and Approvals. Except as shall have been satisfied prior to the
Closing Date, no consent, waiver, approval or authorization of any third party or governmental
authority or agency is required to be obtained by the Investor in connection with the execution,
delivery and performance of the Agreement and the transactions contemplated hereby.

     Section 3.2 No Violation. None of the execution, delivery or performance of the
Agreement, and the transactions contemplated hereby does or will, with or without the giving of
notice, lapse of time, or both, violate, conflict with, result in a breach of, or constitute a
default under or give to others any right of termination, acceleration, cancellation or other right
adverse to the Company of (A) any agreement, document or instrument to which the Investor is a
party or by which the Investor is bound, or (B) any term or provision of any judgment, order, writ,
injunction, or decree, or require any approval, consent or waiver of, or make any filing with, any
person or governmental or regulatory authority or foreign, federal, state, local or other law
binding on such Investor or by which such Investor or its assets are bound or subject; provided in
the case of (A) above, unless any such violation, conflict, breach, default or right would not have
a material adverse effect on the financial condition of the Investor.

     Section 3.3 Investment Purposes. The Investor acknowledges its understanding that the
offering and issuance of Common Stock to be acquired by it pursuant to this Agreement are intended
to be exempt from registration under the Securities Act and that the Company’s reliance on such
exemption is predicated in part on the accuracy and completeness of the representations and
warranties of such Investor contained herein. In furtherance thereof, the Investor represents and
warrants to the Company as follows:

     Section 3.3.1 Investment. The Investor is acquiring Common Stock hereunder solely for
its own account and not with a view to, or for offer or sale in connection with, any distribution
thereof. The Investor agrees and acknowledges that it will not, directly or indirectly, offer,
transfer, sell, assign, pledge, hypothecate or otherwise dispose of (hereinafter,
“Transfer”) any of the Common Stock acquired hereunder, unless (i) the Transfer is pursuant
to an effective registration statement under the Securities Act and qualification or other
compliance under applicable blue sky or state securities laws, or (ii) counsel for the Investor
(which counsel shall be reasonably acceptable to the Company) shall have furnished the Company with
an opinion, reasonably satisfactory in form and substance to the Company, to the effect that no
such registration is required because of the availability of an exemption from registration under
the Securities Act.

     Section 3.3.2 Knowledge. The Investor is knowledgeable, sophisticated and experienced
in business and financial matters and fully understands the limitations on transfer imposed by the
Federal securities laws and as described in the Agreement. The Investor is able to bear the
economic risk of holding the Common Stock for an indefinite period and is able to afford the
complete loss of its investment in the Common Stock; the Investor has received and reviewed all
information and documents about or pertaining to the Company, the business and prospects of the
Company and the issuance of the Common Stock, as the Investor
deems

4

 

necessary or desirable, and has been given the opportunity to obtain any additional
information or documents and to ask questions and receive answers about such information and
documents, the Company, the business and prospects of the Company and the Common Stock, which the
Investor deems necessary or desirable to evaluate the merits and risks related to its investment in
the Common Stock. The Investor has reviewed with its legal counsel and tax advisors the forms of
Articles of Amendment and Restatement and Amended and Restated Bylaws of the Company and the
partnership agreement of the Company’s operating partnership subsidiary.

          Section 3.3.3 Holding Period. The Investor acknowledges that it has been advised that
(i) the shares of Common Stock issued pursuant to this Agreement are “restricted securities”
(unless registered in accordance with applicable U.S. securities laws) under applicable federal
securities laws and may be disposed of only pursuant to an effective registration statement or an
exemption therefrom and the Investor understands that the Company has no obligation to register the
Investor’s Common Stock, except to the extent set forth in the Registration Rights Agreement;
accordingly, the Investor may have to bear indefinitely the economic risks of an investment in such
Common Stock, (ii) a restrictive legend in the form hereafter set forth shall be placed on the
Share Certificates, and (iii) a notation shall be made in the appropriate records of the Company
indicating that the shares of Common Stock issued hereunder are subject to restrictions on
transfer.

          Section 3.3.4 Accredited Investor. The Investor is an “accredited investor” (as such
term is defined in Rule 501 (a) of Regulation D under the Securities Act). The Investor has
previously provided the Company with a duly executed Accredited Investor Questionnaire. No event
or circumstance has occurred since delivery of such Investor’s Questionnaire to make the statements
contained therein false or misleading.

          Section 3.3.5 Legend. Each Share Certificate issued pursuant to this Agreement,
unless registered in accordance with applicable U.S. securities laws, shall bear the following
legend:

The securities evidenced hereby have not been registered under the Securities Act of 1933,
as amended (the “Act”), or the securities laws of any state and may not be sold,
transferred or otherwise disposed of in the absence of such registration, unless the
transferor delivers to the company an opinion of counsel satisfactory to the company, to the
effect that the proposed sale, transfer or other disposition may be effected without
registration under the Act and under applicable state securities or “Blue Sky” laws.

In addition to the foregoing legend, each Share Certificate shall bear a legend which generally
provides the following:

The shares represented by this certificate are subject to restrictions on Beneficial and
Constructive Ownership and Transfer for the purpose of the Corporation’s maintenance of its
status as a real estate investment trust under the Internal Revenue Code of 1986, as amended
(the “Code”). Subject to certain further restrictions and except as expressly provided in
the Corporation’s Charter, (i) no Person may Beneficially or Constructively Own shares of
the Corporation’s Common Stock in excess of      % (in value or number of shares) of the
outstanding shares of Common Stock of the Corporation unless such

5

 

Person is an Excepted Holder (in which case the Excepted Holder Limit shall be applicable);
(ii) no Person may Beneficially or Constructively Own shares of Capital Stock of the
Corporation in excess of      % of the value of the total outstanding shares of Capital
Stock of the Corporation, unless such Person is an Excepted Holder (in which case the
Excepted Holder Limit shall be applicable); (iii) no Person may Beneficially or
Constructively Own Capital Stock that would result in the Corporation being “closely held”
under Section 856(h) of the Code or otherwise cause the Corporation to fail to qualify as a
REIT; and (iv) no Person may Transfer shares of Capital Stock if such Transfer would result
in the Capital Stock of the Corporation being owned by fewer than 100 Persons. Any Person
who Beneficially or Constructively Owns or attempts to Beneficially
or Constructively Own shares of Capital Stock which causes or will cause a Person to Beneficially or
Constructively Own shares of Capital Stock in excess or in violation of the above
limitations must immediately notify the Corporation. If any of the restrictions on transfer
or ownership set forth in (i) through (iii) above are violated, the shares of Capital Stock
represented hereby will be automatically transferred to a Trustee of a Trust for the benefit
of one or more Charitable Beneficiaries. In addition, the Corporation may take other
actions, including redeeming shares upon the terms and conditions specified by the Board of
Directors in its sole and absolute discretion if the Board of Directors determines that
ownership or a Transfer or other event may violate the restrictions described above.
Furthermore, upon the occurrence of certain events, attempted Transfers in violation of the
restrictions described above may be void ab initio. All capitalized terms in this legend
have the meanings defined in the Charter of the Corporation, as the same may be amended from
time to time, a copy of which, including the restrictions on transfer and ownership, will be
furnished to each holder of Capital Stock of the Corporation on request and without charge.
Requests for such a copy may be directed to the Secretary of the Corporation at its
Principal Office.

     Section 3.4 No Brokers. The Investor has not employed or made any agreement with any
broker, finder or similar agent or any person or firm which will result in the obligation of the
Company or any of its affiliates to pay any finder’s fee, brokerage fees or commissions or similar
payment in connection with the transactions contemplated by the Agreement.

Except as set forth in this Article III, the Investor does not make any representation or warranty
of any kind, express or implied, and the Company acknowledges that it has not relied upon any other
such representation or warranty.

ARTICLE IV.

REPRESENTATIONS AND WARRANTIES OF THE COMPANY

          The Company represents and warrants to the Investor as set forth below in this Article 4,
which representations and warranties are true and correct as of the date hereof and will (except to
the extent expressly relating to a specified date) be true and correct as of the date of Closing:

     Section 4.1 Organization; Authority. The Company has been duly formed and is validly
existing under the laws of the jurisdiction of its formation, and has all requisite power and
authority to enter into this Agreement and, to the extent required under applicable law, is

6

 

qualified to do business and is in good standing in each jurisdiction in which the nature of
its business or the character of its property make such qualification necessary.

     Section 4.2 Due Authorization. The execution, delivery and performance of this
Agreement by the Company have been duly and validly authorized by all necessary action of the
Company. This Agreement constitutes the legal, valid and binding obligation of the Company,
enforceable against the Company in accordance with its terms, as such enforceability may be limited
by bankruptcy or the application of equitable principles.

     Section 4.3 Consents and Approvals. Assuming the accuracy of the representations and
warranties of the Investor made hereunder and except in connection with the IPO, no consent,
waiver, approval or authorization of any third party or governmental authority or agency is
required to be obtained by the Company in connection with the execution, delivery and performance
of this Agreement and the transactions contemplated hereby, except any of the foregoing that shall
have been satisfied prior to the Closing Date or the IPO Closing, as applicable, and except for
those consents, waivers and approvals or authorizations, the failure of which to obtain would not
have a material adverse effect on the business, financial condition or results of operations (a
“Material Adverse Effect”) on the Company.

     Section 4.4 Non-Contravention. Assuming the accuracy of the representations and
warranties of the Investor made hereunder, none of the execution, delivery or performance of this
Agreement by the Company and the consummation of the subscription transactions contemplated hereby
will (A) result in a default (or an event that, with notice or lapse of time or both would become a
default) or give to any third party any right of termination, cancellation, amendment or
acceleration under, or result in any loss of any material benefit, pursuant to any material
agreement, document or instrument to which the Company or any of its properties or assets may be
bound or (B) violate or conflict with any judgment, order, decree, or law applicable to the Company
or any of its properties or assets; provided in the case of (A) and (B), unless any such default,
violation or conflict would not have a Material Adverse Effect.

     Section 4.5 REIT Status. At the effective time of the IPO and Closing, the Company
shall be organized in a manner so as to qualify as a REIT within the meaning of Section 856 of the
Code. As described in the prospectus relating to the IPO, the Company intends to elect to be taxed
and to operate in a manner that will allow it to qualify as a REIT for federal income tax purposes
commencing with its taxable year ending December 31, 2010.

     Section 4.6 Common Stock. The Common Stock issuable at the Closing in accordance with
the terms of this Agreement will be duly authorized, validly issued, fully paid and nonassessable,
and not subject to preemptive or similar rights created by statute or any agreement to which the
Company is a party or by which it is bound.

     Section 4.7 No Litigation. There is no action, suit or proceeding pending or, to the
Company’s knowledge, threatened against the Company that, if adversely determined, would have a
Material Adverse Effect on the ability of the Company to execute or deliver, or perform its
obligations under, this Agreement and the documents executed by it pursuant to this Agreement or to
consummate the transactions contemplated hereby or thereby.

7

 

     Section 4.8 No Prior Business. Since the date of its formation, the Company has not
conducted any business, nor has it incurred any liabilities or obligations (direct or indirect,
present or contingent), in each case except in connection with the formation transactions and the
IPO and as contemplated under this Agreement.

     Section 4.9 No Broker. Neither Company nor any of its officers, directors or
employees, to the extent applicable, has employed or made any agreement with any broker, finder or
similar agent or any person or firm which will result in the obligation of any Investor or any of
its respective affiliates to pay any finder’s fee, brokerage fees or commissions or similar payment
in connection with transactions contemplated by the Agreement.

Except as set forth in this Article 4, the Company does not make any representation or warranty of
any kind, express or implied, and the Investor acknowledges that it has not relied upon any other
such representation or warranty.

ARTICLE V.

MISCELLANEOUS

     Section 5.1 Information. The Company may request from the Investor such additional
information as the Company may deem necessary to evaluate the eligibility of the Investor to
acquire the Common Stock, and may request from time to time such information as the Company may
deem necessary to determine the eligibility of the Investor to hold the Common Stock or to enable
the Company to determine the Company’s compliance with applicable regulatory requirements or tax
status, and the Investor shall provide such information as may reasonably be requested.

     Section 5.2 Further Assurances. The Investor and the Company shall take such other
actions and execute such additional documents following the Closing as the other may reasonably
request in order to effect the transactions contemplated hereby.

     Section 5.3 Counterparts. This Agreement may be executed in one or more counterparts,
each of which shall be deemed an original, but all of which together shall constitute one and the
same instrument.

     Section 5.4 Governing Law. This Agreement shall be governed by the internal laws of
the State of California, without regard to the choice of laws provisions thereof.

     Section 5.5 Amendment; Waiver. Any amendment hereto shall be in writing and signed by
all parties hereto. No waiver of any provisions of this Agreement shall be valid unless in writing
and signed by the party against whom enforcement is sought.

     Section 5.6 Entire Agreement. This Agreement and the exhibits and schedules hereto
constitute the entire agreement and supersede conflicting provisions set forth in all other prior
agreements and understandings, both written and oral, among the parties with respect to the subject
matter hereof.

     Section 5.7 Assignability. This Agreement shall be binding upon, and shall be
enforceable by and inure to the benefit of, the parties hereto and their respective heirs, legal

8

 

representatives, successors and assigns; provided, however, that this Agreement may not be
assigned (except by operation of law) by any party without the prior written consent of the other
parties, except to an affiliate, and no assignment shall relieve a party from its obligations under
this Agreement.

     Section 5.8 Titles. The titles and captions of the Articles, Sections and paragraphs
of this Agreement are included for convenience of reference only and shall have no effect on the
construction or meaning of this Agreement.

     Section 5.9 Third Party Beneficiary. Except as may be expressly provided or
incorporated by reference herein, including, without limitation, the indemnification provisions
hereof, no provision of this Agreement is intended, nor shall it be interpreted, to provide or
create any third party beneficiary rights or any other rights of any kind in any customer,
affiliate, stockholder, partner, member, director, officer or employee of any party hereto or any
other person or entity.

     Section 5.10 Severability. If any provision of this Agreement, or the application
thereof, is for any reason held to any extent to be invalid or unenforceable, the remainder of this
Agreement and application of such provision to other persons or circumstances will be interpreted
so as reasonably to effect the intent of the parties hereto. The parties further agree to replace
such void or unenforceable provision of this Agreement with a valid and enforceable provision that
will achieve, to the extent possible, the economic, business and other purposes of the void or
unenforceable provision and to execute any amendment, consent or agreement deemed necessary or
desirable by the Company to effect such replacement.

     Section 5.11 Reliance. Each party to this Agreement acknowledges and agrees that it
is not relying on tax advice or other advice from the other party to this Agreement, and that it
has or will consult with its own advisors.

     Section 5.12 Survival. It is the express intention and agreement of the parties
hereto that the representations, warranties and covenants of the Investor and the Company set forth
in this Agreement shall survive the consummation of the transactions contemplated hereby.

     Section 5.13 Notice. Any notice to be given hereunder by any party to the other shall
be given in writing by either (i) personal delivery, (ii) registered or certified mail, postage
prepaid, return receipt requested, or (iii) facsimile transmission (provided such facsimile is
followed by an original of such notice by mail or personal delivery as provided herein), and any
such notice shall be deemed communicated as of the date of delivery (including delivery by
overnight courier, certified mail or facsimile). Mailed notices shall be addressed as set forth
below, but any party may change the address set forth below by written notice to other parties in
accordance with this paragraph.

9

 

To the Company:

Younan Properties, Inc.

21700 Oxnard Street, Suite 800

Woodland Hills, CA 91367

Phone: (818) 703-9600

Facsimile: (818) 703-5907

Attn: Adam I. Knowlton

To the Investor:

Zaya S. Younan

21700 Oxnard Street, Suite 800

Woodland Hills, CA 91367

Phone: (818) 703-9600

Facsimile: (818) 703-5907

     Section 5.14 Equitable Remedies. The parties agree that irreparable damage would
occur in the event that any of the provisions of this Agreement were not performed in accordance
with the specific terms hereof or were otherwise breached. It is accordingly agreed that the
parties shall be entitled to an injunction or injunctions to prevent breaches of this Agreement and
to enforce specifically the terms and provisions hereof in any federal or state court located in
California (as to which the parties agree to submit to jurisdiction for the purpose of such
action), this being in addition to any other remedy to which the parties are entitled under this
Agreement; provided, however, that nothing in this Agreement shall be construed to permit the
Investor to enforce consummation of the IPO.

     Section 5.15 Dispute Resolution. The parties hereby agree that, in order to obtain
prompt and expeditious resolution of any disputes under this Agreement, each claim, dispute or
controversy of whatever nature, arising out of, in connection with, or in relation to the
interpretation, performance or breach of this Agreement (or any other agreement contemplated by or
related to this Agreement or any other agreement between the parties), including without limitation
any claim based on contract, tort or statute, or the arbitrability of any claim hereunder (an
“Arbitrable Claim”), shall, subject to Section 5.14 above, be settled by final and binding
arbitration conducted in Los Angeles, California. Any Arbitrable Claims under this Agreement shall
be resolved in accordance with a two-step dispute resolution process administered by Judicial
Arbitration & Mediation Services, Inc. (“JAMS”) involving, first, mediation before a
retired judge from the JAMS panel, followed, if necessary, by final and binding arbitration before
the same, or if requested by either party, another JAMS panelist. Such dispute resolution process
shall be confidential and shall be conducted in accordance with California Evidence Code Section
1119.

     Section 5.16 Mediation. In the event any Arbitrable Claim is not resolved by an
informal negotiation between the parties within fifteen (15) days after either party receives
written notice that a Arbitrable Claim exists, the matter shall be referred to the Los Angeles,
California office of JAMS, or any other office agreed to by the parties, for an informal, non-

10

 

binding mediation consisting of one or more conferences between the parties in which a retired
judge will seek to guide the parties to a resolution of the Arbitrable Claims. The parties shall
select a mutually acceptable neutral arbitrator from among the JAMS panel of mediators. In the
event the parties cannot agree on a mediator, an administrator of JAMS will appoint a mediator.
The mediation process shall continue until the earliest to occur of the following: (i) the
Arbitrable Claims are resolved, (ii) the mediator makes a finding that there is no possibility of
resolution through mediation, or (iii) thirty (30) days have elapsed since the Arbitrable Claim was
first scheduled for mediation.

     Section 5.17 Arbitration. Should any Arbitrable Claim remain after the completion of
the mediation process described above, the parties agree to submit all remaining Arbitrable Claims
to final and binding arbitration administered by JAMS in accordance with the then existing JAMS
Arbitration Rules. Neither party nor the arbitrator shall disclose the existence, content, or
results of any arbitration hereunder without the prior written consent of all parties. Except as
provided herein, the California Arbitration Act shall govern the interpretation, enforcement and
all proceedings pursuant to this subparagraph. The arbitrator is without jurisdiction to apply any
substantive law other than the laws selected or otherwise expressly provided in this Agreement.
The arbitrator shall render an award and a written, reasoned opinion in support thereof. Judgment
upon the award may be entered in any court having jurisdiction thereof.

     Section 5.18 Survivability. This dispute resolution process shall survive the
termination of this Agreement. The parties expressly acknowledge that by signing this Agreement,
they are giving up their respective right to a jury trial.

     Section 5.19 Enforcement Costs. Should any party institute any action or proceeding
under Section 5.15 above (or, with respect to the Company, Sections 5.16 or 5.17 above), the
prevailing party shall be entitled to receive all reasonable costs and expenses (including
reasonable attorneys’ fees) incurred by such prevailing party in connection with such action or
proceeding. A party entitled to recover costs and expenses under this Section 5.19 shall also be
entitled to recover all costs and expenses (including reasonable attorneys’ fees) incurred in the
enforcement of any judgment or settlement obtained in such action or proceeding and provision (and
in any such judgment provision shall be made for the recovery of such post-judgment costs and
expenses).

[signature page to follow]

11

 

IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first written above.

	 	 	 	 	 
	 	“COMPANY”

Younan Properties, Inc.

 	 
	 	By:  	/s/
Zaya S. Younan	 
	 	 	Name:  	Zaya S. Younan	 
	 	 	Title:  	President	 
	 
	 
	 	“INVESTOR”

Zaya S. Younan

 	 
	 	/s/
Zaya S. Younan	 
	 	 	 	 
	 

S-1

 

EXHIBIT A

TO

SUBSCRIPTION AGREEMENT

FORM OF REGISTRATION RIGHTS AGREEMENT

 

 

EXHIBIT B

TO

SUBSCRIPTION AGREEMENT

FORM OF LOCK-UP AGREEMENTexv10w25

Exhibit 10.25

TAX PROTECTION AGREEMENT

          This
TAX PROTECTION AGREEMENT (this “Agreement”) is
entered into as of
                              ,
2010, by and among Younan Properties, Inc., a Maryland corporation (the “REIT”), Younan
Properties, L.P., a Maryland limited partnership (the “Operating Partnership”), and each
Protected Partner identified as a signatory on Schedule A, as amended from time to time.

RECITALS

          WHEREAS, the REIT desires to consolidate the ownership of a portfolio of office and certain
other properties currently owned, directly or indirectly, by certain entities (collectively, the
“Single Asset Entities”) and managed by Younan Properties, Inc., a California corporation
(“YPI”), Younan Investment Properties LP, a Delaware limited partnership and subsidiary of
YPI (“YIP”), or another affiliate of YPI;

          WHEREAS, concurrently with the execution of this Agreement, the REIT will enter into an
agreement and plan of merger with YPI, pursuant to which YPI will merge with and into the REIT;

          WHEREAS, concurrently with the execution of this Agreement, the Operating Partnership will
enter into an agreement and plan of merger with YIP and certain other entities (the “SAE Entity
Members”) that are direct or indirect partners or members of certain of the Single Asset
Entities, pursuant to which, immediately following the merger identified in the preceding
paragraph, (i) YIP will merge with and into the Operating Partnership and (ii) thereafter, the
Operating Partnership will acquire all or a portion of the interests in each of the SAE Entity
Members pursuant to mergers of the SAE Entity Members with and into the Operating Partnership in
the order set forth in the merger agreement for each such SAE Entity Member;

          WHEREAS, an affiliate (the “Affiliate”) of the Protected Partners’ Representative (as
defined below) will assign to the Operating Partnership its rights and obligations under that
certain purchase agreement (the “Fund Purchase Agreement”) between Affiliate and Passco
Younan Fund I LLC, a Delaware limited liability company (the “Fund”), pursuant to which
Affiliate has agreed to purchase certain interests held by the Fund, which rights and obligations
will be assigned to the Operating Partnership as a result of the merger of Affiliate with and into
the Operating Partnership, and the Operating Partnership will purchase the interests from the Fund
pursuant to the terms of the Fund Purchase Agreement;

          WHEREAS, YGH Investments LLC, a California limited liability company and an SAE Entity Member
will assign to YPI its rights and obligations under that certain purchase agreement (the “CHI
Purchase Agreement”) to acquire all of Chung Hsein International LP’s interests in 4041 Central
Plaza LLC, a Delaware limited liability company, which rights and obligations will be assigned to
the Operating Partnership as a result of the merger of YPI into the REIT and the REIT’s
contribution of the assets of YPI to the Operating Partnership, and immediately after such merger
and contribution, the Operating Partnership will consummate the transactions contemplated by the
CHI Purchase Agreement;

 

 

          WHEREAS, concurrently with the execution of this Agreement, the REIT and the Operating
Partnership will enter into an agreement and plan of merger with certain of the Single Asset
Entities, pursuant to which, immediately following the transactions identified in the preceding
paragraphs, the Operating Partnership will acquire, directly or indirectly, certain of the
interests in the Single Asset Entities;

          WHEREAS, the Formation Transactions relate to the proposed initial public offering of the
common stock of the REIT, par value $.01 per share, following which the REIT will operate as a
self-administered and self- managed real estate investment trust within the meaning of Section 856
of the Code (as defined below); and

          WHEREAS, as a condition to engaging in the Formation Transactions with respect to each
Protected Property (as defined below), and as an inducement to do so, the parties hereto are
entering into this Agreement;

          NOW, THEREFORE, in consideration of the promises and mutual agreements contained herein and
other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto agree as follows:

ARTICLE I

DEFINED TERMS

          For purposes of this Agreement the following terms shall apply:

          Section 1.1 “Affiliate” has the meaning set forth in the preamble.

          Section 1.2 “Agreement” has the meaning set forth in the preamble.

          Section 1.3 “CHI Purchase Agreement” has the meaning set forth in the preamble.

          Section 1.4 “Closing Date” has the meaning assigned to it in the applicable
Pre-Formation Transaction Documentation.

          Section 1.5 “Code” means the Internal Revenue Code of 1986, as amended.

          Section 1.6 “Exchange” has the meaning set forth in Section 2.1(b) of this
Agreement.

          Section 1.7 “Formation Transaction Documentation” means all of the agreements and
plans of merger, substantially in the forms accompanying the Request for Consent dated March 12,
2010, pursuant to which all of the equity interests in the Younan Entities held by the
Pre-Formation Participants are to be acquired by the REIT or the Operating Partnership, directly or
indirectly, as part of the Formation Transactions.

          Section 1.8 “Formation Transactions” means the transactions contemplated by this
Agreement and the other Formation Transaction Documentation.

2

 

          Section 1.9 “Fund” has the meaning set forth in the preamble.

          Section 1.10 “Fund Purchase Agreement” has the meaning set forth in the preamble.

          Section 1.11 “Fundamental Transaction” means a merger, consolidation or other
combination of the Operating Partnership with or into any other entity, a transfer of all or
substantially all of the assets of the Operating Partnership, any reclassification,
recapitalization or change of the outstanding equity interests of the Operating Partnership, or a
conversion of the Operating Partnership into another form of entity.

          Section 1.12 “Gross Up Amount” has the meaning set forth in definition of “Make
Whole Amount.”

          Section 1.13 “Make Whole Amount” means, with respect to any Protected Partner that
recognizes gain under Section 704(c) of the Code as a result of a Tax Protection Period Transfer,
the sum of (i) the product of (x) the income and gain recognized by such Protected Partner under
Section 704(c) of the Code in respect of such Tax Protection Period Transfer (taking into account
any adjustments under Section 743 of the Code to which such Protected Partner is entitled)
multiplied by (y) the Protected Partner Tax Rate, plus (ii) an amount equal to the combined
Federal, applicable state and local income taxes (calculated using the Protected Partner Tax Rate)
imposed on a Protected Partner as a result of the receipt by a Protected Partner of a payment under
Section 2.2 (the “Gross Up Amount”); provided, however, that the Gross Up Amount
shall be computed without regard to any losses, credit, or other tax attributes that a Protected
Partner might have that would reduce its actual tax liability. For purposes of calculating the
amount of Section 704(c) gain that is allocated to a Protected Partner, (i) subject to clause (ii)
below, any “reverse Section 704(c) gain” allocated to such partner pursuant to Treasury Regulations
§ 1.704-3(a)(6) shall not be taken into account, and (ii) if, as a result of adjustments to the
Gross Asset Value (as defined in the OP Agreement) of the Protected Properties pursuant to clause
(b) of the definition of Gross Asset Value as set forth in the OP Agreement, all or a portion of
the gain recognized by the
Operating Partnership that would have been Section 704(c) gain without regard to such
adjustments becomes or is treated as “reverse Section 704(c) gain” or Section 704(b) gain under
Section 704 of the Code, then such gain shall continue to be treated as Section 704(c) gain;
provided that the total amount of 704(c) gain and income taken into account for purpose of
calculating the Make Whole Amount shall not exceed the initial Section 704(c) gain amount as of the
Closing Date (whether or not equal to the estimated amount set forth on Exhibit B).

          Section 1.14 “OP Agreement” means the Agreement of Limited Partnership of Younan
Properties, LP, as amended from time to time.

          Section 1.15 “OP Units” means common units of partnership interest in the Operating
Partnership.

          Section 1.16 “Operating Partnership” has the meaning set forth in the preamble.

          Section 1.17 “Pass Through Entity” means a partnership, grantor trust, or S
corporation for Federal income tax purposes.

3

 

          Section 1.18 “Permitted Disposition” means a sale, exchange or other disposition of OP
Units (i) by a Protected Partner: (a) to such Protected Partner’s children, spouse or issue; (b) to
a trust for such Protected Partner or such Protected Partner’s children, spouse or issue; (c) in
the case of a trust which is a Protected Partner, to its beneficiaries, or any of them, whether
current or remainder beneficiaries; (d) to a revocable inter vivos trust of which such Protected
Partner is a trustee; (e) in the case of any partnership or limited liability company which is a
Protected Partner, to its partners or members; and/or (f) in the case of any corporation which is a
Protected Partner, to its shareholders, and (ii) by a party described in clauses (a), (b), (c) or
(d) to a partnership, limited liability company or corporation of which the only partners, members
or shareholders, as applicable, are parties described in clauses (a), (b), (c) or (d); provided,
that for purposes of the definition of Tax Protection Period, such Protected Partner shall be
treated as continuing to own any OP Units which were subject to a Permitted Disposition unless and
until there has been a sale, exchange or other disposition of such OP Units by a permitted
transferee which is not another Permitted Disposition.

          Section 1.19 “Pre-Formation Interests” means the interests held by the Pre-Formation
Participants.

          Section 1.20 “Pre-Formation Participants”
means the holders of the equity interests in the relevant Younan Entities immediately prior to
the Formation Transactions.

          Section 1.21 “Protected Partner” means: (i) each signatory on Schedule A attached
hereto, as amended from time to time; (ii) any person who holds OP Units and who acquired such OP
Units from another Protected Partner in a transaction in which such person’s adjusted basis in such
OP Units, as determined for Federal income tax purposes, is determined, in whole or in part, by
reference to the adjusted basis of the other Protected Partner in such OP Units; and (iii) with
respect to a Protected Partner that is Pass Through Entity, and solely for purposes of computing
the amount to be paid under Section 2.2 with respect to such Protected Partner, any person
who (y) holds an interest in such Protected Partner, either directly or through one or more Pass
Through Entities, and (z) is required to include the all or a portion of the income of such
Protected Partner in its own gross income.

          Section 1.22 “Protected Partners’ Representative” means Zaya Younan.

          Section 1.23 “Protected Partner Tax Rate” means, with respect to a Protected Partner
who is entitled to receive a payment under Section 2.2, the highest combined statutory
Federal, state and local tax rate in respect of the income or gain that gave rise to such payment,
taking into account the character of the income and gain in the hands of such Protected Partner
(reduced, in the case of Federal taxes, by the deduction allowed for income taxes paid to a state
or locality), for the taxable year in which the event that gave rise to such payment under
Section 2.2 occurred. Notwithstanding the foregoing, if a Protected Partner demonstrates
to the reasonable satisfaction of the Operating Partnership that such Protected Partner is not
entitled to a Federal income tax deduction for all or a portion of the income taxes paid to a state
or locality, the Protected Partner Tax Rate applicable to such Protected Partner shall be reduced
only by the deduction, if any, the Protected Partner is entitled to take for such taxes.

4

 

          Section 1.24 “Protected Property” mean each property identified on Exhibit A hereto
and each property acquired in Exchange for a Protected Property as set forth in Section
2.1(b).

          Section 1.25 “REIT” has the meaning set forth in the preamble.

          Section 1.26 “SAE Entity Members” has the meaning set forth in the recitals.

          Section 1.27 “Single Asset Entities”
has the meaning set forth in the recitals.

          Section 1.28 “Tax Protection Period” means, with respect to each Protected Partner,
the period of time beginning on Closing Date and ending on the earlier to occur of: (a) the tenth
(10th) anniversary of the Closing and (b) the date on which fifty percent (50%) or more of the OP
Units originally received by the Protected Partner in the Formation Transactions have been sold,
exchanged or otherwise disposed of by any Protected Partner, other than in a Permitted Disposition.

          Section 1.29 “Tax Protection Period Transfer” has the meaning set forth in Section
2.1(a) of this Agreement.

          Section 1.30 “Transfer” means any direct or indirect sale, exchange, transfer or other
disposition, whether voluntary or involuntary.

          Section 1.31 “Treasury Regulations” means the income tax regulations under the Code,
whether such regulations are in proposed, temporary or final form, as such regulations may be
amended from time to time (including corresponding provisions of succeeding regulations).

          Section 1.32 “YIP” has the meaning set forth in the recitals.

          Section 1.33 “YIP Merger Agreement” means the agreement and plan of merger pursuant to
which YIP will merge with and into the Operating Partnership.

          Section 1.34 “Younan Entities” means YPI, YIP, the SAE Entity Members and the Single
Asset Entities collectively.

          Section 1.35 “YPI” has the meaning set forth in the recitals.

ARTICLE II

TAX PROTECTIONS

          Section 2.1 Indemnification Upon Taxable Transfers.

               (a) Unless the Protected Partners’ Representative consents to a Tax Protection Period Transfer
(as defined below), during the Tax Protection Period, the Operating

5

 

Partnership shall indemnify the
Protected Partners as set forth in Section 2.2 if the Operating Partnership or any entity
in which the Operating Partnership holds a direct or indirect interest shall cause or permit (i)
any Transfer of all or any portion of a Protected Property (including any interest therein or in
the entity owning, directly or indirectly, the Protected Property) in a transaction that would
result in the recognition of taxable income or gain by any Protected Partner under Section 704(c)
of the Code, or (ii) any Fundamental Transaction that would result in the recognition of taxable
income or gain to any Protected Partner (a Fundamental Transaction and a Transfer, collectively a
“Tax Protection Period Transfer”).

               (b) Section 2.1(a) shall not apply to any Tax Protection Period Transfer of a
Protected Property (including any interest therein or in the entity owning, directly or indirectly,
the Protected Property) (i) in a transaction in which no gain is required to be recognized by a
Protected Partner (an “Exchange”), including a transaction qualifying under Section 1031 or
Section 721 (or any successor statutes) of the Code; provided, however, that any property acquired
by the Operating Partnership in the Exchange shall remain subject to the provisions of this
Article II in place of the exchanged Protected Property for the remainder of the Tax
Protection Period or (ii) as a result of the condemnation or other taking of any Protected Property
by a governmental entity in an eminent domain proceeding or otherwise, provided that the Operating
Partnership shall use commercially reasonable efforts to structure such disposition as either a
tax-free like-kind exchange under Section 1031 or a tax-free reinvestment of proceeds under Section
1033, provided that in no event shall the Operating Partnership be obligated to acquire or invest
in any property that it otherwise would not have acquired or invested in.

          Section 2.2 Indemnification.

               (a) In the event of a Tax Protection Period Transfer described in Section 2.1(a), each
Protected Partner shall, within 30 days after the closing of such Tax Protection Period Transfer,
receive from the Operating Partnership an amount of cash equal to the estimated Make Whole Amount
applicable to such Tax Protection Period Transfer. If it is later determined that the true Make
Whole Amount applicable to a Protected Partner exceeds the estimated Make Whole Amount applicable
to such Protected Partner, then the Operating Partnership shall pay such excess to such Protected
Partner within 90 days after the closing of the Tax Protection Period Transfer, and if such
estimated Make Whole Amount exceeds the true Make Whole Amount, then such Protected Partner shall
promptly refund such excess to the Operating Partnership, but only to the extent such excess was
actually received by such Protected Partner.

               (b) Notwithstanding any provision of this Agreement to the contrary, the sole and exclusive
rights and remedies of any Protected Partner under Section 2.1(a) shall be a claim against
the Operating Partnership for the Make Whole Amount as set forth in this Section 2.2, and
no Protected Partner shall be entitled to pursue a claim for specific performance of the covenants
set forth in Section 2.1(a) or bring a claim against any person that acquires a Protected
Property from the Operating Partnership in violation of Section 2.1(a).

          Section 2.3 Section 704(c) Gains. A good faith estimate of the initial amount of
Section 704(c) gain allocable to each Protected Partner as of the Closing Date of each OP Merger is
set forth on Exhibit B hereto. The parties acknowledge that the initial amount of such

6

 

Section 704(c) gain may be adjusted over time as required by Section 704(c) of the Code and the
Regulations promulgated thereunder.

          Section 2.4 Dispute Resolution. Any controversy, dispute, or claim of any nature
arising out of, in connection with, or in relation to the interpretation, performance, enforcement
or breach of this Agreement (and any closing document executed in connection herewith) shall be
governed by Section 8.08 of the YIP Merger Agreement.

ARTICLE III

GENERAL PROVISIONS 

          Section 3.1 Notices. All notices, demands, declarations, consents, directions,
approvals, instructions, requests and other communications required or permitted by the terms of
this Agreement shall be given in the same manner as in the OP Agreement.

          Section 3.2 Titles and Captions. All Article or Section titles or captions in this
Agreement are for convenience only. They shall not be deemed part of this Agreement and in no way
define, limit, extend or describe the scope or intent of any provisions hereof. Except as
specifically provided otherwise, references to “Articles” and “Sections” are to Articles and
Sections of this Agreement.

          Section 3.3 Pronouns and Plurals. Whenever the context may require, any pronoun used
in this Agreement shall include the corresponding masculine, feminine or neuter forms, and the
singular form of nouns, pronouns and verbs shall include the plural and vice versa.

          Section 3.4 Further Action. The parties shall execute and deliver all documents, provide all information and take or
refrain form taking action as may be necessary or appropriate to achieve the purposes of this
Agreement.

          Section 3.5 Binding Effect. This Agreement shall be binding upon and inure to the
benefit of the parties hereto and their heirs, executors, administrators, successors, legal
representatives and permitted assigns.

          Section 3.6 Creditors. Other than as expressly set forth herein, none of the
provisions of this Agreement shall be for the benefit of, or shall be enforceable by, any creditor
of the Operating Partnership.

          Section 3.7 Waiver. No failure by any party to insist upon the strict performance of
any covenant, duty, agreement or condition of this Agreement or to exercise any right or remedy
consequent upon a breach thereof shall constitute waiver of any such breach or any covenant, duty,
agreement or condition.

          Section 3.8 Counterparts. This Agreement may be executed in counterparts, all of
which together shall constitute one agreement binding on all of the parties hereto, notwithstanding
that all such parties are not signatories to the original or the same counterpart.

7

 

Each party
shall become bound by this Agreement immediately upon affixing its signature hereto.

          Section 3.9 Applicable Law. This Agreement shall be construed and enforced in
accordance with and governed by the laws of the State of California, without regard to the
principles of conflicts of law.

          Section 3.10 Invalidity of Provisions. If any provision of this Agreement is or
becomes invalid, illegal or unenforceable in any respect, the validity, legality or enforceability
of other remaining provisions contained herein shall not be affected thereby.

          Section 3.11 Entire Agreement. This Agreement contains the entire understanding and
agreement among the Partners with respect to the subject matter hereof and amends, restates and
supersedes the OP Agreement and any other prior written or oral understandings or agreements among
them with respect thereto.

          Section 3.12 No Rights as Stockholders. Nothing contained in this Agreement shall be
construed as conferring upon the holders of the OP Units any rights whatsoever as stockholders of
the REIT, including, without limitation, any right to receive dividends or other distributions made
to stockholders of the REIT or to vote or to consent or to receive notice as stockholders in
respect of any meeting of stockholders for the election of directors of the REIT or any other
matter.

[Remainder of Page Left Blank Intentionally]

8

 

          IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above
written.

	 	 	 	 	 	 	 	 	 	 	 
	 	 	REIT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	YOUNAN PROPERTIES, INC.,	 	 
	 	 	a Maryland corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	By:	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 

	 	 	 	Name:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	 

	 	 	 	Title:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	OPERATING PARTNERSHIP:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	YOUNAN PROPERTIES, L.P.,	 	 
	 	 	a Maryland limited partnership	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	By:	 	YOUNAN PROPERTIES, INC.	 	 
	 	 	 	 	a Maryland corporation,	 	 
	 	 	 	 	Its General Partner	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	By:	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	Name:	 	 	 	 
	 

	 	 	 	 	 	Title :
	 	 

	 	 
	 

	 	 	 	 	 	 	 	 

	 	 

     Signature Page to Tax Protection Agreement

 

 

SCHEDULE A

SIGNATORIES

See Attached.

 

 

EXHIBIT A

PROTECTED PROPERTIES

	 	 	 	 	 
	Property #	 	Property Name	 	Property Address
	1605

	 	Younan North LaSalle
	 	200 North LaSalle, Chicago, Illinois
	1912

	 	KPMG Center
	 	717 N. Harwood, Dallas, Texas
	1917

	 	Thanksgiving Tower
	 	1601 Elm Street, Dallas, Texas
	1957

	 	Two Westlake
	 	580 Westlake Park Blvd., Houston, Texas

 

 

EXHIBIT B

ESTIMATED ALLOCATIONS OF SECTION 704(c) GAIN

See Attached.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00171-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00171-of-00352.parquet"}]]