Document:

GLPI-2014.9.30 Exhibit 10.1

Exhibit 10.1
AGREEMENT OF SALE
THIS AGREEMENT OF SALE (the “Agreement”), made this 19th day of September, 2014, between WYOMISSING PROFESSIONAL CENTER Inc., having an address of 875 Berkshire Boulevard, Suite 102, Wyomissing, PA  19610 (the “Seller”), and GLP CAPITAL, L.P., having an address of 825 Berkshire Boulevard, Suite 400, Wyomissing, PA  19610 (the “Buyer”).
WITNESSETH:
WHEREAS, The Wyomissing Professional Center has been developed as an office complex which contains approximately eleven (11) buildings, more or less, known as The Wyomissing Professional Center Campus (the “Campus”), which is located adjacent to Berkshire Boulevard and Paper Mill Roads, in Borough of Wyomissing, Berks County, Pennsylvania; and
WHEREAS, Lot #2 of said Campus is being developed pursuant to a plan which upon the completion of all of the improvements contemplated pursuant to that plan, will be recorded as an as-built plan in the Recorder of Deeds Office of Berks County, Pennsylvania (the “Recorder’s Office”) which plan in its present form is attached hereto as Exhibit “A”; and
WHEREAS, the developer has recorded a Declaration of Covenants, Easements, Conditions and Restrictions for The Wyomissing Professional Center, which is recorded in the Recorder’s Office in Record Book 2972, page 816, which was amended by instrument recorded in the Recorder's Office in Record Book 3347, page 1137 and which has been amended or may be further amended from time to time (which instrument, as amended from time to time, is herein referred to as the “Declaration”); and
WHEREAS, pursuant to the Declaration, the common area of the Campus is governed by a property owners’ association known as The Wyomissing Professional Center Property Owners Association (the "Association"), which was created by the filing of articles of incorporation with the Department of State of the Commonwealth of Pennsylvania (the “POA Articles”) and organized pursuant to a duly adopted set of bylaws (the “POA Bylaws”); and
WHEREAS, the Association has adopted and will hereafter adopt, from time to time, certain rules and regulations governing the Campus (the “Rules and Regulations”); and
WHEREAS, Seller owns a tract of land on the Campus which is more particularly described in Exhibit “B”, attached hereto and made a part hereof (the “Land”) which Land constitutes the footprint of the building referred to as 845 Berkshire Boulevard; and
WHEREAS, Seller has agreed to sell, and Buyer has agreed to purchase, the Land upon the terms and conditions herein set forth.
NOW, THEREFORE, in consideration of the matters set forth above and each party intending to be legally bound hereby, Seller and Buyer covenant and agree as follows:
1.    Agreement to Sell and Purchase.  Seller agrees to sell and convey to Buyer, and Buyer agrees to purchase, the Land more particularly described on Exhibit “B”, attached hereto and made a part hereof, including all easements, rights of way, licenses, permits, governmental authorizations, privilege, approvals, and appurtenances, if any, belonging or inuring to the benefit of the land.
2.    Purchase Price.  The purchase price for the Land (the “Purchase Price”) shall be Seven Hundred Twenty-Five Thousand Dollars ($725,000.00).
3.    Payment of Purchase Price.
(a)  The Purchase Price shall be payable by Buyer at the Closing (as hereinafter defined) upon delivery of the deed and the performance by the Seller of all of Seller's obligations hereunder, by title company check, cashier's or treasurer's check, by wire transfer of funds, or by payment of other immediately available funds.

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(b)  In the event of Buyer's default under this Agreement, Buyer shall be obligated to pay immediately to Seller the sum of Seventy Five Thousand Dollars ($75,000) as liquidated damages, and not as a penalty.
4.    Conveyance and Title.
(a)    Conveyance shall be by special warranty deed to Buyer.  Title shall be a good and marketable fee simple title, free and clear of all liens and encumbrances; subject, however, to existing visible easements, easements of record, accuracy of description, location of buildings and improvements, rights of public utilities, building and development restrictions, zoning laws, the Declaration, the POA Articles, the POA Bylaws, the Rules and Regulations, and rules, regulations, laws and directives of federal, state, municipal or other governing authorities, and shall be insurable as such at regular rates by a title insurance company maintaining an office in Berks County, Pennsylvania, provided, however, that no such restriction shall prevent the construction of an office building on the Land in conformity with the planned site improvements described in Exhibit “A” and local ordinances for the purpose of Buyer conducting its real estate investment trust business.
(b)    In the event that a good and marketable title, subject as aforesaid, cannot be given by the Seller to the Buyer, the Seller may, at Seller’s option, clear the title or rescind this Agreement and return to the Buyer its reasonable title search charges.  In the event Seller fails to either clear title or rescind the Agreement, then Buyer shall have the right to terminate the Agreement and receive all of its title expenses wherein Buyer and Seller shall be released from all further liability and this Agreement shall be void and of no further force or effect.
(c)    Buyer acknowledges that, as owner of the Land and the building to be constructed thereon, it will be a member of the Association, which owns and maintains the common areas of the Campus, including the parking lots.  As a member of the Association, Buyer (including the occupants of the building) will be entitled to use a minimum of 95 shared non-exclusive parking spaces in the parking areas of the Campus immediately adjacent to the Land.  Buyer will be required to pay to the Association its share of the maintenance and repair costs of the common areas of the Association, in addition to all other charges, assessments and expenses permitted by the POA Articles and/or the POA Bylaws.
5.    Representations and Warranties of Seller.  In order to induce Buyer to enter into this Agreement and with full knowledge that Buyer is relying thereon, Seller hereby warrants and represents to Buyer as follows as of the date hereof:
(a)    Power to Perform.  This Agreement is duly authorized, executed and delivered by Seller, constitutes the legal and valid binding obligation of Seller, and does not violate any provision of any agreement or judicial order to which Seller is a party or to which it is subject.
(b)    Fee Owner.  Seller is the legal owner of the Land and the adjoining property providing parking for and access to the Land, in fee, with full right to convey same.  Seller has not granted any option to purchase, right of first refusal or right of first offer to purchase (any of which remains outstanding) or otherwise made any agreement (which remains outstanding) with any Person other than Buyer to sell the Land.
(c)    Condemnation.  There is no condemnation proceeding with regard to the Land and Seller does not know of any proposed condemnation proceeding with regard to all or any portion of the Land or the common areas providing parking for, and access to, the Land.  
(d)    Litigation.  There is not now any action, proceeding, litigation or investigation pending or, to the best of Seller’s knowledge, threatened against Seller or the Land, which affects the ability of Seller to perform its obligations under this Agreement, or which questions the validity or enforceability of this Agreement.  
(e)    Rights of Possession.  Except for matters of record and matters that would be shown on a true and accurate survey of the Land, the Land is not subject to any lease and no party other than Seller has any right of possession of the Land or the common areas providing parking for, and access to, the Land.
(f)    Violations.  Seller has not received notice in writing from a governmental agency having jurisdiction that the Land is in violation of any law, ordinance, rule or regulation applicable to the Land, which has not been resolved.
(g)    Environmental Conditions.  It is hereby understood between the parties hereto that Seller makes no warranty to Buyer, express or implied, that the Land is free from hazardous or toxic substances, material or wastes 

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which are or become regulated by any federal, state or local governmental authority or that the Land is in compliance with any federal, state, or local environmental laws or regulations.  However, to the best of its knowledge, Seller represents that: a) the Land is free of hazardous substances and; b) as of the date of this Agreement that the planned office use is permitted under current zoning.
If Closing occurs, Seller’s Representations and Warranties will survive the Closing hereunder, for the benefit of Buyer, for a period ending at 5:00 p.m. prevailing Eastern time on the six (6) month anniversary of the Closing Date (the “Warranty Expiration Date”).  No claim for a breach of any Seller’s Representations or Warranties after Closing, or the failure or default of a covenant or agreement of Seller that survives Closing, shall be actionable or payable unless the valid claims for all such breaches in respect of Seller collectively aggregate more than Twenty-Five Thousand and No/100 Dollars ($25,000.00), in which event the full amount of such claims shall be actionable.  Notwithstanding any provision to the contrary contained in this Agreement or any documents executed by Seller pursuant hereto or in connection herewith, after the Closing except for claims based upon intentional fraud, the maximum aggregate liability of Seller will under no circumstances whatsoever exceed Five Hundred Thousand Dollars ($500,000.00).  The provisions of this paragraph shall survive the Closing (and not be merged therein), provided that any claim by Buyer against Seller as described in this paragraph must be made by notice to Seller given within six (6) months of Closing.  Seller covenants and agrees that so long as any claim timely made by Buyer has not been adjudicated and satisfied (if a judgment in Buyer’s favor has been obtained) that (i) it will maintain its corporate existence through the Warranty Expiration Date and until such timely made claim is adjudicated and satisfied (if a judgment in Buyer’s favor has been obtained), and (ii) it will maintain corporate assets sufficient to satisfy any such judgment in Buyer’s favor.  Seller will not be liable or responsible in any circumstances for any consequential, special or punitive damages or lost profits, and Buyer hereby releases and waives all claims for consequential, special and punitive damages and lost profits.  If, on or prior to the Warranty Expiration Date, Buyer has not notified Seller, in writing, of any claim Buyer has against Seller for breach of any of Seller’s Warranties and commenced an action against Seller, Buyer will be forever barred and precluded from making a claim based upon any breach of the Seller’s Representations and Warranties and Seller will be deemed released from all liabilities and obligations with respect thereto.
6.    Representations and Warranties of Buyer.  In order to induce Seller to enter into this Agreement and with full knowledge that Seller is relying thereon, Buyer hereby warrants and represents to Seller as follows:
(a)    Power to Perform.  This Agreement is duly authorized, executed and delivered by Buyer, constitutes the legal and valid binding obligation of Buyer, and does not violate any provision of any agreement or judicial order to which Buyer is a party or to which it is subject.
(b)    Litigation.  There is not now any action, proceeding, litigation or investigation pending or, to the best of Buyer’s knowledge, threatened against Buyer, or affecting the ability of Buyer to perform its obligation under this Agreement, or which questions the validity or enforceability of this Agreement.  
7.    Real Estate Taxes; Rent; Utility Charges.
(a)    Real estate taxes shall be apportioned between the parties as of the Closing Date (hereinafter defined) on a fiscal year basis.
(b)    Sewer and Water rent and other utility charges, if any, shall be apportioned as of the Closing Date on the basis of the current term.
8.    Expenses.
(a)    Seller agrees to pay for the preparation of the deed, acknowledgment of the deed, federal revenue stamps, if any, and on e-half of the Pennsylvania and local real estate transfer taxes.
(b)    Buyer shall pay one-half of the Pennsylvania and local real estate transfer taxes.
(c)    All other expenses of conveyance shall be paid by the party incurring them.
9.    Third Party Brokerage.  Seller and Buyer hereby represent and warrant to each other that neither Seller nor Buyer has dealt with any broker or finder in connection with the transaction which is the subject of this Agreement, and each party hereby agrees to indemnify, save harmless and defend the other from and against all claims, losses, liabilities and expenses, including reasonable attorneys’ fees, arising out of any claim made by any broker, finder or other intermediary 

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who claims to have dealt with such party in connection with the transaction which is the subject of this Agreement.  The provisions of this paragraph shall survive settlement hereunder.
10.    Closing Date.  Closing (the “Closing”) on the Land shall be made by the Buyer on or before the expiration of thirty (30) days from the date of this Agreement or, if later, three (3) days following Buyer’s receipt of an Owners’ policy of title insurance with exceptions reasonably acceptable to Buyer (the “Closing Date”).  Closing shall take place in Berks County, Pennsylvania, at a location and at a time mutually agreeable by Seller and Buyer. 
11.    Delivery of Deed and Possession of Property.  The Seller shall deliver the deed and possession of the Land on the Closing Date.  Formal tender of deed is hereby waived.
12.    Seller’s Construction Contract with ICS.  Seller has negotiated a contract for the erection of a building shell on the premises being conveyed to Buyer hereunder. As a condition of Seller’s obligation to close under this Agreement and to convey the Land, Buyer agrees that as soon as practicable and in no event later than three (3) business days following the date of the closing for the conveyance of the Land hereunder, the Buyer will enter into a separate contract with ICS providing for the completion of the building shell and payment of all sums previously paid by Seller to ICS or otherwise due.  ICS will reimburse Seller for all previously paid costs an expenses following Buyer’s payment to ICS.   
13.    Improvements Contribution.  
(a)  Buyer acknowledges that the Seller has entered into a separate contract with ICS whereby all of the site improvements as shown on Exhibit “A” will be constructed by Seller and that said site improvements are primarily for the benefit of the 845 Berkshire Boulevard building footprint being purchased by the Buyer herein.  For purposes of this Agreement, site improvements shall include the actual costs of the improvements, costs of any and all permits, sanitary sewage tapping fees, and project management costs. Buyer acknowledges that it has been advised that the Building plan for the entire parcel being developed includes the 845 building being purchased by Buyer and one other potential future building.  Buyer and Seller agree that they will apportion the cost of completing the site improvements on a 63% - 37% basis with Buyer being responsible for 63% and the Seller being responsible for 37% of said costs.  Seller represents that there is no present plan or intention to construct a second building on the site.
Immediately upon the receipt of any invoices received by Seller pertinent to said costs Seller shall provide copies of the same to Buyer and Buyer shall reimburse Seller not later than thirty (30) days after submission of said invoice for Buyer’s 63% share.  A copy of Seller’s contract for the site improvements is attached hereto marked as Exhibit “C”.
Provided, however, that in the event that the Seller does in fact construct another building known as the 835 building within five (5) years of the date of this Agreement Seller shall reimburse Buyer in the amount of thirteen percent (13%) of the total cost of improvements.  For purposes of clarity the intent of this clause is to divide the cost of the site improvements equally between the Seller and Buyer if Seller shall have constructed building 835 within the five (5) year time period created above. 
(b)  Buyer acknowledges that as of the date of this Agreement Buyer’s share of the expenses described in paragraph (a) above and paid by Seller, together with the pre-development expenses paid by Seller that are solely related to the building design, equal Two Hundred Sixty-Nine Thousand One Hundred Ninety-Two Dollars and Eighty-Five Cents ($269,192.85).   Buyer will reimburse Seller such amount upon the execution and delivery of this Agreement.
14.    Time of Essence.  The parties agree that time shall be of the essence of this Agreement, unless extended by mutual consent in writing.
15.    Entire Agreement; Modifications.  This Agreement constitutes the entire contract between the parties hereto and there are no other understandings, representations or warranties, oral or written, relating to the subject matter hereof.  This Agreement may not be changed, modified or amended, in whole or in part, except in writing, signed by all parties.
16.    Notices.  Notices given pursuant to this Agreement shall be in writing, shall be given by actual delivery or by mailing the same to the party entitled thereto at the addresses set forth below or at such other address as any party may designate in writing to any other party pursuant to the provisions of this paragraph.  Notices given by mail shall be sent by United States mail, certified or registered, return receipt requested.  Notices shall be deemed to be received on the date of actual receipt, in the case of personal delivery, or on the date of mailing, in the case of mailing.  Notices shall be served or mailed to the following addresses, subject to change as provided above:

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	If to the Seller:
	Wyomissing Professional Center, Inc
c/o Carlino Development Group
875 Berkshire Boulevard
Suite 102
Wyomissing, PA  19610

	 
	 

	 
	 

	 
	 

	If to the Buyer:
	Gaming and Leisure Properties, Inc.
825 Berkshire Boulevard, Suite 400
Wyomissing, PA  19610

	 
	 

17.    Construction.  Wherever used in this Agreement the singular shall include the plural, the plural the singular, and the use of any gender shall be applicable to all genders.
18.    Assignment and Recording.  Buyer hereby covenants not to assign or record this Agreement except after first obtaining the written consent of Seller endorsed hereon.  Any attempted assignment or recordation of this Agreement by Buyer without such consent may, at the option of the Seller, be deemed a default hereunder.
19.    Binding Effect.  This Agreement and all of its terms and conditions shall extend to and be binding upon the parties hereto and upon their respective heirs, executors, administrators, successors and assigns.
IN WITNESS WHEREOF, the parties hereto, intending to be legally bound hereby, have caused this Agreement to be duly executed the day and year first above written.
	
			
	 
	 
	WYOMISSING PROFESSIONAL CENTER Inc

	 
	 
	(“Seller”)

	 
	 
	 

	 
	 
	By: /s/ Peter M. Carlino

	 
	 
	       President

	 
	 
	 

	 
	 
	Attest: /s/ David A. Binder

	 
	 
	       Vice President

	 
	 
	 

	 
	 
	GLP CAPITAL, L.P. (“Buyer”)

	 
	 
	BY: GAMING AND LEISURE PROPERTIES, INC.,

	 
	 
	its general partner

	Witness:
	 
	 

	/s/ Melissa Furillo
	 
	By: /s/ Steven T. Snyder

	 
	 
	      SVP, Corporate Development

	 
	 
	 

	 
	 
	Attest: /s/ Brandon J. Moore

	 
	 
	       Secretary

	 
	 
	 

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EXHIBIT A

Due to size and scale, the plan recorded on May 22, 2014 with the Berks County Recorder of Deeds has been omitted but is available in Gaming and Leisure Properties, Inc.’s corporate office and through the Recorder of Deeds.

EXHIBIT B

DESCRIPTION OF BUILDING 845
WYOMISSING PROFESSIONAL CENTER
Wyomissing Borough, Berks County, PA

ALL THAT CERTAIN tract or piece of land located northwest of Commerce Drive at its intersection with Berkshire Boulevard in Wyomissing Borough, Berks County, Commonwealth of Pennsylvania, to be known as 845 Berkshire Boulevard, being part of Lot 2 of the Wyomissing Professional Center Subdivision, the plan of which is recorded in Plan Book Volume 170, page 64, Berks County records, and being more fully bounded and described in accordance with a survey by Forino Co., L.P. as shown on Forino Co., L.P. Project No. 13623, dated April 15, 2014 as last revised and titled “Revised plan of Record for Lot 2, Wyomissing Professional Center I, Buildings 835 and 845”, as follows:
 
BEGINNING AT A POINT marked by a concrete monument found at the northwestern corner of Lot 2 of the Wyomissing Professional Center Subdivision, said point being in line of the Stonehill Farms development (Plan Book Volume 163, page 26) and on the municipal boundary line dividing the Township of Spring and the Borough of Wyomissing, said point of beginning also being located North 39°23'47" East, 817.79 feet, as measured along land of Stonehill Farm and said municipal line, from a concrete monument found on the eastern right-of-way line of Paper Mill Road;

Thence by said municipal boundary line, partly along the Stonehill Farms development and partly along land now or late of the Reading Hospital and Medical Center (Record Book Volume 5392, page 833), North 39°23'47" East, 499.64 feet; 

Thence leaving the aforesaid municipal boundary line and crossing into Lot 2 of the Wyomissing Professional Center Subdivision, South 50°36'13" East, 120.81 feet to the northwestern corner of proposed Building 845 Berkshire Boulevard and the TRUE POINT OF BEGINNING of the herein described tract;

Thence around the perimeter of proposed Building 845 the twelve (12) following courses:
1. North 39°21'37" East, 53.60 feet;
2. North 50°38'23" West, 6.56 feet;
3. North 39°21'37" East, 23.33 feet;
4. South 50°38'23" East, 6.56 feet;
5. North 39°21'37" East, 53.60 feet;
6. South 50°38'23" East, 90.54 feet;
7. South 39°21'37" West, 53.60 feet;
8. South 50°38'23" East, 6.56 feet;
9. South 39°21'37" West, 23.33 feet;
10. North 50°38'23" West, 6.56 feet;
11. South 39°21'37" West, 53.60 feet; and
12. North 50°38'23" West, 90.54 feet to the TRUE POINT OF BEGINNING.

CONTAINING IN AREA  12,125 square feet. 

BEING PART OF Tax Parcel 4397-11-55-9734.

BEING A PART OF THE SAME PREMISES which Wyomissing Professional Center, Inc. granted and conveyed to Wyomissing Professional Center I, by deed dated November 6, 1992 and recorded in Record Book Volume 2359, page 1550, Berks County records. 

EXHIBIT C

A bound copy of the AIA Construction Agreement between Integrated Construction Service, LLC and Wyomissing Professional Center 1 for the site work has been provided to Buyer.GLPI-2014.9.30 Exhibit 10.2

Exhibit 10.2
Document C132TM - 2009

Standard Form of Agreement Between Owner and Construction Manager as
Adviser

	
			
	AGREEMENT made as of the 24th day of September in the year 2014
(In words, indicate day, month and year.)
	 
	

ADDITIONS AND DELETIONS:

	 
	 
	The author of this document has added information needed for its completion.  The author may also have revised the text of the original AIA standard form.  An Additions and Deletions Report that notes added information as well as revisions to the standard form text is available  from the author and should be reviewed.  A vertical line in the left margin of this document indicates where the author has added necessary information and where the author has added to or deleted from the original AIA text.

	BETWEEN the Owner:
(Name, legal status, address and other information)
	 

	 
	 

	GLP Capital, L.P.
825 Berkshire Boulevard
Suite 400
Wyomissing, PA 19610
	 

	 
	 

	and the Construction Manager:
(Name, legal status, address and other information)
	 

	 
	 

	CB Consulting Group, LLC
308 Sunshine Road
Reading, PA 19601
	 

	 
	 

	for the following Project:
(Name, location and detailed description)  
	 
	This document has important legal 
consequences.  Consultation with an
attorney is encouraged with respect 
to its completion or modification.

	 
	 

	WPC Project: 845
845 Berkshire Boulevard
Wyomissing, PA 19610
	 
	This document is intended to be used in conjunction with AIA Documents A232TM-2009, Standard Form of Agreement Between Owner and Contractor, Construction Manager as Adviser Edition;   A232TM-2009,General Conditions of the Contract for Construction, Construction Manager as Adviser  Edition; and B132TM-2009, Standard Form of Agreement Between Owner and Architect, Construction Manager as Adviser Edition.

	 
	 

	The Architect:
(Name, legal status, address and other information)
	 

	 
	 

	Architectural Concepts, PC, Professional Corporation
The Grimmet Mansion
626 West Lincoln Highway
Exton, PA 19341
Telephone Number:  610.518.1596
Fax Number:  610.873.1587
	 
	 

	 
	 
	AIA Document A232TM-2009 is adopted in this document by reference. Do not use with other general conditions unless this document is modified.

	The Owner and Construction Manager agree as follows.
	 

	
			
	

Init.

/
	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
User Notes:                                                                                                                                                                                            (1632449335)

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TABLE OF ARTICLES

1    INITIAL INFORMATION

2    CONSTRUCTION  MANAGER’S RESPONSIBILITIES

3    SCOPE OF CONSTRUCTION MANAGER'S BASIC SERVICES

4    ADDITIONAL SERVICES

5    OWNER'S RESPONSIBILITIES

6    COST OF THE WORK

7    COPYRIGHTS  AND LICENSES

8    CLAIMS AND DISPUTES

9    TERMINATION OR SUSPENSION

10    MISCELLANEOUS PROVISIONS

11    COMPENSATION

12    SPECIAL TERMS AND CONDITIONS

13    SCOPE OF AGREEMENT 

ARTICLE    1           INITIAL INFORMATION
§  1.1 This Agreement is based on the Initial  Information set forth in this Section 1.1.
(Paragraph deleted)
§  1.1.1   The Project scope includes  the core and shell of a  new building  located  at 845 Berkshire Boulevard, Wyomissing, PA 19610.  The design is complete and construction has already commenced.  The Contractor has been working on the Project under a written agreement (and associated Control Budget) that will be terminated simultaneously with the execution of this Agreement and the Contractor and Owner will be entering into a written
agreement covering the Work remaining for the Project whereby the Owner will pay the Contractor on the basis of the cost of the work, plus the Contractor's  fee, subject to a guaranteed maximum price.   The Owner's budget and scheduled completion date have already been set.  The Owner's budget is equal to the guaranteed maximum price specified in the agreement between the Owner and the Contractor, plus the Construction Manager's Fee specified in this Agreement.  Likewise, the Owner's schedule is specified in the agreement between the Owner and the Contractor.

The Construction Manager acknowledges that it has reviewed the agreement between the Owner and the Contractor, including the general conditions (A232-2009, as amended) of that agreement, and is familiar with the terms of that agreement, including, but not limited to, the guaranteed maximum price and the required completion date.

§  1.1.2 The Owner identifies the following representative in accordance with Section 5.4:
(List name, address and other information.)

Peter M. Carlino
825 Berkshire Boulevard
Suite 400
Wyomissing, PA 19610

§  1.1.3 The Construction Manager identifies the following representative in accordance with Section 2.4:

	
			
	

Init.

/
	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
User Notes:                                                                                                                                                                                            (1632449335)

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(List name, address and other information.)

David Binder
875 Berkshire Boulevard
Suite 102
Wyomissing, PA 19610

§ 1.1.4   The Construction Manager's staffing plan as required under Section 3.3.2 shall include:
(List any specific requirements and personnel to be included in the staffing plan, if known.)

(Paragraphs deleted) David Binder - Construction Manager's  on-site representative.

(Paragraphs deleted)
§  1.2 The Owner and Construction Manager may rely on the Initial Information. Both parties, however, recognize that such information may materially change and, in that event, the Owner and the Construction Manager shall appropriately adjust the schedules, the Construction Manager's services and the Construction Manager's
compensation.

§  1.2  Any reference in this Agreement similar to "A232" or "General Conditions" refers to the modified version of AIA Document A232-2009, General Conditions of the Contract for Construction,  Construction Manager as Advisor Edition, which is attached to the agreement between the Owner and the Contractor as Exhibit I.

ARTICLE    2      CONSTRUCTION    MANAGER'S    RESPONSIBILITIES
§  2.1  The Construction Manager shall provide the services as set forth in this Agreement.

§  2.2  The Construction Manager shall perform its services consistent with the skill and care ordinarily provided by construction managers practicing  in the same or similar locality under the same or similar circumstances. The Construction Manager shall perform its services as expeditiously as is consistent with such skill and care and the orderly progress of the Project.

§  2.3 The Construction Manager shall provide its services in conjunction with the services of the Architect. The
Construction Manager shall not be responsible for actions taken by the Architect.

§  2.4 The Construction Manager shall identify a representative authorized to act on behalf of the Construction
Manager with respect to the Project.

§  2.5  Except with the Owner's knowledge and consent, the Construction Manager shall not engage in any activity, or accept any employment, interest or contribution that would reasonably appear to compromise the Construction Manager's  judgment with respect to this Project.

§  2.6  Upon request from the Owner, the Construction Manager shall provide evidence of adequate liability  and
Worker's Compensation insurance coverage.

(Paragraphs deleted)
ARTICLE    3      SCOPE OF CONSTRUCTION MANAGER'S BASIC SERVICES
§  3.1 Definition
The Construction Manager's Basic Services consist of those described in Sections 3.2 and 3.3 and include usual and
customary construction coordination and scheduling, constructability review, cost estimating,  and allocation of construction  activities among Contractors.

§  3.2 Preconstruction Phase

INTENTIONALLY OMITTED.

	
			
	

Init.

/
	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
User Notes:                                                                                                                                                                                            (1632449335)

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(Paragraphs deleted)
§  3.3 Construction  Phase Administration of the Construction Contract
§  3.3.1   The Construction Manager's responsibility to provide Construction Phase Services commences with the award
of the initial Contract for Construction and terminates on the date the Architect issues the final Certificate for Payment.

§  3.3.2  The Construction Manager shall provide on-site administration of the Contracts for Construction in cooperation with the Architect as set forth below and in AIA Document A232TM-2009,  General Conditions of the Contract for Construction, Construction Manager as Adviser Edition.

§  3.3.3   The Construction Manager shall provide administrative, management and related services to coordinate scheduled activities and responsibilities of the Contractors with each other and with those of the Construction Manager, the Owner and the Architect. The Construction Manager shall coordinate the activities of the Contractors in accordance with the latest approved Project schedule and the Contract Documents.

§  3.3.4  Utilizing the construction schedules provided by the Contractors, the Construction Manager shall prepare and update the Project schedule, incorporating the activities of the Owner, Architect, and Contractors on the Project, including activity sequences and durations, allocation of labor and materials, processing of Shop Drawings, Product Data and Samples, and delivery and procurement of products, including those that must be ordered well in advance of construction. The Project schedule shall include the Owner's occupancy requirements showing portions of the Project having occupancy priority. The Construction Manager shall update and reissue the Project schedule as required to show current conditions. If an update indicates that the previously approved Project schedule may not be met, the Construction Manager shall recommend corrective action, if any, to the Owner and Architect.

§  3.3.5  The Construction Manager shall schedule and conduct meetings to discuss such matters as procedures, progress, coordination, and scheduling of the Work. The Construction Manager shall prepare and promptly distribute minutes to the Owner, Architect and Contractors.

§  3.3.6  Utilizing information from the Contractors, the Construction Manager shall schedule and coordinate the sequence of construction and assignment of space in areas where the Contractors are performing Work, in accordance with the Contract Documents and the latest approved Project schedule.

§  3.3.7  The Construction Manager shall use its best efforts to obtain satisfactory performance from each of the Contractors. The Construction Manager shall recommend courses of action to the Owner when requirements of a Contract are not being fulfilled.

§  3.3.8 The Construction Manager shall monitor and evaluate actual costs for activities in progress and estimates for uncompleted tasks and advise the Owner and Architect as to variances between actual and budgeted or estimated costs. If the Contractor is required to submit a Control Estimate, the Construction Manager shall meet with the Owner and Contractor to review the Control Estimate. The Construction Manager shall promptly notify the Contractor if there are any inconsistencies or inaccuracies in the information presented. The Construction Manager shall also report the Contractor's cost control information to the Owner.

§  3.3.9  The Construction Manager shall develop cash flow reports and forecasts for the Project.

(Paragraph deleted)
§ 3.3.10.1   The Construction Manager shall develop and implement procedures for the review and processing of
Applications for Payment by Contractors for progress and final payments.

§  3.3.10.2   Not more frequently than monthly, the Construction Manager shall review and certify the amounts due the respective Contractors as follows:
.1    Where there is only one Contractor responsible for performing the Work, the Construction Manager shall, within seven days after the Construction Manager receives the Contractor's  Application for Payment, review the Application,  certify the amount the Construction Manager determines is due the Contractor, and forward the Contractor's Application and Certificate for Payment to the Architect.

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
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§  3.3.10.3 The Construction Manager's  certification for payment shall constitute a representation to the Owner, based on the Construction Manager's  evaluations of the Work and on the data comprising  the Contractors' Applications for Payment, that,  to the best of the Construction  Manager's  knowledge,  information and belief, the Work has progressed to the point indicated and the quality of the Work is in accordance with the Contract Documents.  The foregoing representations are subject to an evaluation of the Work for conformance with the Contract Documents upon Substantial Completion, to results of subsequent tests and inspections, to correction of minor deviations from the Contract Documents prior to completion and to specific qualifications expressed by the Construction Manager. The issuance of a Certificate for Payment shall further constitute a recommendation to the Architect and Owner that the Contractor be paid the amount certified.

§  3.3.10.4  The certification of an Application for Payment or a Project Application for Payment by the Construction Manager shall not be a representation  that the Construction Manager has  (1) made exhaustive or continuous on-site inspections to check the quality or quantity of the Work;  (2) reviewed construction means, methods,  techniques, sequences  for the Contractor's  own Work, or procedures;  (3)  reviewed  copies  of requisitions  received from Subcontractors  and material  suppliers and other data requested by the Owner to substantiate the Contractor's  right to payment; or (4) ascertained how or for what purpose the Contractor has used money previously paid on account of the Contract Sum.

§  3.3.11  The Construction Manager shall review the safety programs developed  by each of the Contractors solely  and exclusively for purposes of coordinating the safety programs with those of the other Contractors  and for making recommendations to the Owner for any safety programs not included in the Work of the Contractors. The Construction Manager's responsibilities  for coordination of safety programs shall not extend to direct control over or charge of the acts or omissions  of the Contractor,  Contractors,  Subcontractors,  agents or employees of the Contractors or Contractors or Subcontractors, or any other persons performing portions of the Work and not directly employed by the Construction Manager.

§  3.3.12 The Construction Manager shall determine in general that the Work of each Contractor is being performed in accordance with the requirements of the Contract Documents  and notify the Owner, Contractor and Architect of defects and deficiencies in the Work. The Construction Manager shall have the authority to reject Work that does not conform to the Contract Documents and shall notify the Architect about the rejection.  The failure of the Construction Manager to reject Work shall not constitute the acceptance of the Work. The Construction Manager shall record any rejection of Work in its daily log and include information regarding the rejected Work in its progress reports to the Architect and Owner pursuant to Section 3.3.17.1.  Upon written authorization from the Owner, the Construction Manager may require and make arrangements for additional inspection or testing of the Work in accordance with the provisions of the Contract Documents, whether or not such Work is fabricated, installed or completed,  and the Construction Manager shall give timely notice to the Architect of when and where the tests and inspections are to be made so that the Architect may be present for such procedures.

(Paragraphs deleted)
§  3.3.13 The Construction  Manager shall advise and consult with the Owner and Architect during the performance of its Construction Phase Services.  The Construction Manager shall have authority to act on behalf of the Owner only to the extent provided in this Agreement. The Construction Manager shall not have control over, charge of, or responsibility for the construction means,  methods, techniques,  sequences or procedures, or for safety precautions and programs in  connection with the Work of each of the Contractors,  since these are solely the Contractor's  rights and responsibilities   under the Contract Documents.  The Construction Manager shall not be responsible for a Contractor's failure to perform the Work in accordance with the requirements of the Contract Documents. The Construction Manager shall be responsible for the Construction Manager's negligent acts or omissions, but shall not have control over or charge of, and shall not be responsible for, acts or omissions of the Contractor or Contractors, Subcontractors, or their agents or employees,  or any other persons or entities  performing portions  of the Work.

§  3.3.14  The Construction Manager shall transmit to the Architect requests for interpretations and requests for information of the meaning and intent of the Drawings and Specifications with its written recommendation,  and assist in the resolution of questions that may arise.
§  3.3.15 The Construction Manager shall review requests for changes,  assist in negotiating Contractors'  proposals, submit recommendations to the Architect and Owner,  and, if they are accepted,  prepare Change Orders and Construction  Change Directives that incorporate the Architect's  modifications to the Contract Documents.

§  3.3.16  The Construction Manager shall assist in the review, evaluation and documentation of Claims.

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
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§  3.3.17  The Construction Manager, if requested by Owner, shall keep a daily log containing a record of weather,  each Contractor's Work on the site, time work started, time work stopped, number of workers, identification of equipment, Work accomplished,  problems  encountered,  and other similar relevant  data as the Owner may require.

§  3.3.17.1   The Construction Manager shall record the progress of the Project. On a monthly basis,  or otherwise  as agreed to by the Owner,  the Construction Manager shall submit written progress reports to the Owner and Architect, showing percentages of completion and other information identified below:
.1       Work completed for the period;
.2       Project schedule status;
.3       Submittal schedule and status report, including a summary of remaining and outstanding submittals;
.4       Request for information, Change Order, and Construction Change Directive status reports;
.5       Tests and inspection reports;
.6       Status report of nonconforming and rejected Work;
.7       Daily logs;
.8       Summary of all Contractors' Applications for Payment;
.9       Cumulative total of the Cost of the Work to date including the Construction Manager's  compensation and reimbursable expenses at the job site,  if any;
.10     Cash-flow and forecast reports; and
.11     Any other items the Owner may reasonably require.

§  3.3.17.2   In addition, for Projects constructed on the basis of the Cost of the Work, the Construction  Manager shall include the following additional information in its progress reports:
.1       Contractor's work force report;
.2       Equipment utilization report;
.3       Cost summary, comparing actual costs to updated cost estimates; and
.4       Any other items as the Owner may reasonably require.

§  3.3.18  Utilizing the documents provided by the Contractor, the Construction Manager shall maintain at the site one copy of all Contracts, Drawings, Specifications, addenda, Change Orders and other Modifications, in good order and marked currently to record all changes and selections made during construction, and in addition, approved Shop Drawings, Product Data, Samples and similar required submittals.

§  3.3.19   The Construction Manager shall arrange for the delivery, storage, protection and security of
Owner-purchased materials, systems and equipment that are a part of the Project until such items are incorporated into the Work.

§  3.3.20   With the Architect and the Owner's maintenance personnel, the Construction Manager shall observe the Contractor's  or Contractors'  final testing and start-up of utilities, operational systems and equipment and observe any commissioning as the Contract Documents may require.

(Paragraphs deleted)
§  3.3.21   When the Construction Manager considers  each Contractor's  Work or a designated portion  thereof is substantially complete,  the Construction Manager shall, jointly with  the Contractor, prepare for the Architect a list of incomplete or unsatisfactory items and a schedule for their completion.  The Construction Manager shall assist the Architect in conducting inspections to determine whether the Work or designated portion thereof is  substantially complete.
§  3.3.22   When the Work or designated portion thereof is substantially  complete,  the Construction Manager shall prepare,  and the Construction Manager and Architect shall execute,  a Certificate of Substantial  Completion. The Construction Manager shall submit the executed Certificate to the Owner and Contractor. The Construction Manager shall coordinate the correction and completion of the Work. Following issuance of a Certificate of Substantial Completion of the Work or a designated portion thereof, the Construction Manager shall evaluate the completion of the Work of the Contractor or Contractors and make recommendations to the Architect when Work is ready for final inspection. The Construction Manager shall assist the Architect in conducting final inspections.

§  3.3.23   If requested by the Owner, the Construction Manager shall forward to the Owner, with a copy to the Architect, the following information received from the Contractor or Contractors: (1)  certificates of insurance received 

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
User Notes:                                                                                                                                                                                            (1632449335)

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from the Contractor or Contractors; (2) consent of surety or sureties, if any, to reduction in or partial release of retainage or the making of final payment; (3) affidavits, receipts, releases and waivers  of liens or bonds indemnifying  the Owner against liens;  and (4) any other documentation required of the Contractor under the Contract Documents,  including warranties  and similar submittals.

§ 3.3.24 The Construction Manager shall deliver all keys, manuals, record drawings and maintenance stocks to the Owner.  The Construction Manager shall forward to the Architect a final Project Application for Payment and Project Certificate for Payment or final Application for Payment and final Certificate for Payment upon the Contractor's compliance with the requirements of the Contract Documents.

§  3.3.25  Duties,  responsibilities and limitations  of authority of the Construction Manager as set forth in the Contract Documents shall not be restricted, modified or extended without written consent of the Owner and Construction Manager.  Consent shall not be unreasonably withheld.

§  3.3.26 Upon request of the Owner, and prior to the expiration of one year from the date of Substantial Completion, the Construction Manager shall, without additional  compensation, conduct a meeting with the Owner to review the facility  operations and performance.

ARTICLE    4      ADDITIONAL SERVICES
INTENTIONALLY OMITTED
	
			
	Services
	Responsibility
(Construction Manager, Owner or Not Provided)
	Location  of Service  Description
(Section 4.2  below or in an exhibit attached to this document and identified below)

	Intentionally omitted

(Paragraphs deleted) (Table deleted) (Paragraphs deleted)
ARTICLE    5      OWNER'S   RESPONSIBILITIES
§ 5.1  Unless otherwise provided for under this Agreement, the Owner shall provide information in a timely manner regarding requirements for and limitations  on the Project, including the Owner's  program, other objectives, schedule,constraints and criteria, special equipment, systems, and site requirements. Within 15 days after receipt of a written request from the Construction Manager, the Owner shall furnish the requested information as necessary and relevant for the Construction Manager to evaluate, give notice of, or enforce any lien rights, if any.

§  5.2 The Owner has established the Owner's budget for the Project, which is the Guaranteed Maximum Price established in the agreement between the Owner and the Contractor, plus  the Construction Manager's  fee.

§  5.3  The Owner has retained an Architect to provide services, duties and responsibilities for the Project. If requested in writing by the Construction Manager, the Owner shall provide the Construction Manager a copy of the executed agreement between the Owner and Architect, and any further modifications to the agreement.

§  5.4 The Owner shall identify a representative authorized to act on the Owner's behalf with respect to the Project. The Owner shall render decisions pertaining to documents the Construction Manager submits in a timely  manner in order to avoid unreasonable delay in the orderly and sequential progress of the Construction Manager's  services.

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
User Notes:                                                                                                                                                                                            (1632449335)

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§  5.5 Unless provided by the Construction Manager, and to the extent in the possession of the Owner, the Owner shall furnish surveys to describe physical characteristics, legal limitations and utility locations for the site of the Project, and a written legal description of the site. The surveys and legal information may include, as applicable, grades and lines of streets, alleys, pavements and adjoining property and structures; designated wetlands; adjacent drainage; rights-of-way,  restrictions,  easements, encroachments, zoning, deed restrictions, boundaries and contours of the site; locations, dimensions and necessary data with respect to existing buildings, other improvements and trees;  and information concerning available  utility services and lines,  both public and private, above and below  grade, including inverts and depths. All the information on the survey shall be referenced to a Project benchmark.

§  5.6  Unless provided by the Construction Manager,  and to the extent required for the Work, the Owner shall furnish services of geotechnical engineers, which may include but are not limited to test borings, test pits,  determinations of soil bearing  values, percolation tests,  evaluations of hazardous materials, seismic evaluation, ground corrosion tests and resistivity  tests, including necessary operations for anticipating subsoil conditions, with written reports and appropriate recommendations.

§  5.7 The Owner shall coordinate the services of its own consultants  with those services provided by the Construction Manager. Upon the Construction Manager's request, the Owner shall furnish copies of the scope of services in the contracts between the Owner and the Owner's consultants. The Owner shall furnish the services of consultants other than those designated in this Agreement, or authorize the Construction Manager to furnish them as an Additional Service, when the Construction Manager requests such services in writing and demonstrates that they are required by the scope of the Project. The Owner shall require that its consultants maintain professional liability insurance and other liability insurance as appropriate to the services provided.

§  5.8 The Owner shall  furnish tests, inspections and reports required  by law  or the Contract Documents, such as structural, mechanical,  and chemical  tests, tests for air and water pollution, and tests for hazardous materials.

§  5.9 The Owner shall furnish all legal,  insurance  and accounting services, including auditing services,  that may be reasonably necessary at any time for the Project to meet the Owner's  needs and interests.

§  5.10  The Owner shall provide prompt written notice to the Construction Manager and Architect if the Owner becomes aware of any fault or defect in Project,  including errors, omissions or inconsistencies in the Architect's Instruments of Service or any fault or defect in the Construction Manager's  services.

§  5.11   The Owner reserves the right to perform construction and operations related to the Project with the Owner's own forces, and to award contracts in connection with the Project which are not part of the Construction Manager's responsibilities under this Agreement. The Construction Manager shall notify the Owner if any such independent action will interfere with the Construction Manager's ability to perform the Construction Manager's responsibilities under this Agreement. When performing construction or operations related to the Project,  the Owner agrees to be subject to the same obligations  and to have the same rights as the Contractors.

§  5.12 Except as otherwise provided  in this Agreement, or when direct communications  have been specially authorized, the Owner shall endeavor to communicate with the Contractor and the Construction Manager's
consultants through the Construction Manager about matters arising out of or relating  to the Contract Documents.  The Owner shall promptly notify the Construction Manager of any direct communications that may affect the Construction  Manager's  services.

§  5.13  Before executing the Contract for Construction, the Owner shall coordinate the Construction Manager's  duties and responsibilities set forth in the Contract for Construction with the Construction Manager's  services set forth in this Agreement. The Owner shall provide the Construction Manager a copy of the executed agreements between the Owner and Contractors, including the General Conditions of the Contracts for Construction.

§  5.14 The Owner shall provide the Construction Manager access to the Project site and shall obligate the Contractor to provide the Construction Manager access to the Work wherever it is in preparation or progress.

(Paragraph deleted)

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
User Notes:                                                                                                                                                                                            (1632449335)

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ARTICLE    6      COST  OF THE  WORK
§  6.1 For purposes of this Agreement, the Cost of the Work shall be the total cost to the Owner to construct all elements of the Project designed or specified by the Architect and shall include the contractors'  costs, fee, general
conditions costs, overhead and profit.  The Cost of the Work is subject to the Guaranteed Maximum Price specified in the agreement between the Owner and Contractor, which is identified in Article 1 of this Agreement. The Cost of the Work does not include the compensation of the Construction Manager and Construction Manager's Consultants. The Cost of the Work does not include the compensation of the Architect, the costs of the land, rights-of-way, financing, contingencies for changes in the Work or other costs that are the responsibility of the Owner.

§  6.2  The Owner's budget for the Cost of the Work is provided in Initial Information, and may be adjusted throughout the Project as required. Evaluations of the Owner's budget, preliminary estimates for the Cost of the Work and detailed estimates of the Cost of the Work prepared by the Construction Manager represent the Construction Manager's judgment as a person or entity familiar with the construction industry.  It is recognized, however, that neither the Construction Manager nor the Owner has control over the cost of labor, materials or equipment, over Contractors' methods of determining bid prices, or over competitive bidding, market or negotiating conditions. Accordingly, the Construction Manager cannot and does not warrant or represent that bids or negotiated prices will not vary from the budget proposed, established or approved by the Owner, or from any cost estimate or evaluation prepared by the Construction Manager.

(Paragraphs deleted)
ARTICLE     7       COPYRIGHTS      AND    LICENSES
The Construction Manager and the Construction Manager's consultants, if any, shall not own or claim a copyright in the Instruments of Service. The Construction Manager, the Construction Manager's consultants, if any, and the Owner warrant that in transmitting Instruments of Service, or any other information, the transmitting party is the copyright owner of such information or has permission from the copyright owner to transmit such information for its use on the Project. If the Owner and Construction Manager intend to transmit Instruments of Service or any other information or documentation in digital form, they shall endeavor to establish necessary protocols governing such transmissions.

ARTICLE    8      CLAIMS    AND   DISPUTES
§  8.1    General
§  8.1.1 The Owner and Construction Manager shall commence all claims and causes of action, whether in contract,
tort, or otherwise, against the other arising  out of or related to this Agreement in accordance with the requirements of the method of binding dispute resolution selected in this Agreement within the period specified by applicable law, but in any case not more than 10 years after the date of Substantial Completion of the Work. The Owner and Construction Manager waive all claims and causes of action not commenced in accordance with this Section 8.1.1.

§ 8.1.2 To the extent damages are covered by property insurance, the Owner and Construction Manager waive all rights against each other and against the contractors, consultants, agents and employees of the other for damages, except such rights as they may have to the proceeds of such insurance as set forth in AJA Document A232-2009, General Conditions of the Contract for Construction. The Owner or the Construction Manager, as appropriate, shall require of the contractors, consultants, agents and employees of any of them similar waivers in favor of the other parties enumerated herein.

§  8.1.3  The Construction Manager shall indemnify and hold the Owner and the Owner's  officers and employees harmless from and against damages, losses and judgments arising from claims by third parties, including reasonable attorneys'  fees and expenses recoverable  under applicable law, but only to the extent they are caused by the negligent acts or omissions of the Construction Manager, its employees and its consultants in the performance of professional services under this Agreement. The Construction Manager's duty to indemnify the Owner under this provision shall be limited to the available proceeds of insurance coverage.

§  8.1.4 The Construction Manager and Owner waive consequential   damages for claims,  disputes or other matters in question arising out of or relating to this Agreement. This mutual waiver is applicable, without limitation,  to all consequential damages due to either party's termination of this Agreement,  except as specifically provided  in Section
9.7.

§  8.2 Mediation

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
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§  8.2.1  Any claim,  dispute or other matter in question arising out of or related to this Agreement shall  be subject to mediation as a condition precedent to binding dispute resolution. If such matter relates to or is the subject of a lien arising out of the Construction Manager's services, the Construction Manager may proceed in accordance with applicable law to comply with the lien notice or filing deadlines prior to resolution of the matter by mediation or by binding dispute resolution.

§  8.2.2 The Owner and Construction Manager shall endeavor to resolve  claims,  disputes and other matters in question between them by mediation which,  unless the parties mutually agree otherwise,  shall  be administered by the American Arbitration Association in accordance with its Construction Industry Mediation Procedures in effect on the date of the Agreement. A request for mediation shall be made in writing, delivered to the other party to the Agreement, and filed with the person or entity administering the mediation.  The request may be made concurrently with the filing of a complaint or other appropriate demand for binding dispute resolution but, in such event, mediation shall proceed in advance of binding dispute resolution proceedings, which shall be stayed pending mediation for a period of 60 days from the date of filing, unless stayed for a longer period by agreement of the parties or court order. If an arbitration proceeding is stayed pursuant to this section, the parties may nonetheless proceed to the selection of the arbitrator(s) and agree upon a schedule for later proceedings.

§  8.2.3 The parties shall share the mediator's  fee and any filing fees equally.  The mediation shall be held in the place where the Project is located, unless another location is mutually agreed upon.  Agreements reached in mediation shall be enforceable as settlement agreements in any court having jurisdiction thereof.

§  8.2.4 If the parties do not resolve a dispute through mediation pursuant to this Section 8.2,  the method of binding dispute resolution  shall be the following:
(Check the appropriate box. If the Owner and Construction Manager do not select a method of binding dispute resolution below, or do not subsequently agree in writing to a binding dispute resolution method other than litigation, the dispute will be resolved in a court of competent jurisdiction.)

[ X ]    Arbitration  pursuant to Section 8.3  of this Agreement

[    ]    Litigation in a court of competent jurisdiction

[    ]    Other: (Specify)

§  8.3 Arbitration
§  8.3.1 If the parties have selected  arbitration  as the method for binding dispute resolution  in this Agreement any claim,  dispute or other matter in question arising out of or related to this Agreement subject to, but not resolved by, mediation shall be subject to arbitration which, unless  the parties mutually agree otherwise,  shall be administered by the American  Arbitration  Association in accordance with its Construction Industry Arbitration Rules in effect on the date of the Agreement. A demand for arbitration shall be made in writing, delivered to the other party to this Agreement, and filed with the person or entity administering the arbitration.

§  8.3.1.1   A demand for arbitration shall be made no earlier than concurrently with the filing of a request for mediation, but in no event shall it be made after the date when the institution of legal or equitable  proceedings based on the claim, dispute or other matter in question would be barred by the applicable statute of limitations.  For statute of limitations purposes, receipt of a written demand for arbitration by the person or entity administering the arbitration shall constitute the institution of legal  or equitable proceedings based on the claim,  dispute or other matter in question.

§  8.3.2  The foregoing agreement to arbitrate and other agreements to arbitrate with an additional person or entity duly consented to by parties to this Agreement shall be specifically enforceable in accordance with applicable law in any court having jurisdiction thereof.

§  8.3.3  The award rendered by the arbitrator(s) shall be final, and judgment may be entered upon it in accordance with applicable law in any court having jurisdiction thereof.

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
User Notes:                                                                                                                                                                                            (1632449335)

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§  8.3.4  Consolidation or Joinder
§  8.3.4.1  Any arbitration arising out of or relating to the Agreement between the Construction Manager and the Owner or the Construction Manager's  performance of its duties may include, by consolidation, joinder, or any other manner, any person or entity not a party to the Agreement under which such arbitration arises,  provided that the consolidation or joinder involves issues or disputes related to the Project.  The Owner and Construction Manager hereby consent to such joinder.

(Paragraphs deleted)
ARTICLE   9      TERMINATION OR SUSPENSION
§  9.1  If the Owner fails to make payments to the Construction Manager in accordance with this Agreement, such failure shall be considered substantial nonperformance and cause for termination or,  at the Construction Manager's option, cause for suspension of performance of services under this Agreement. If the Construction Manager elects to suspend services, the Construction Manager shall give fifteen days' written notice to the Owner before suspending services. In the event of a suspension of services, the Construction Manager shall have no liability to the Owner for delay or damage caused the Owner because of such suspension of services. Before resuming services, the Construction Manager shall be paid all sums due prior to suspension and any expenses incurred in the interruption and resumption of the Construction Manager's services. The Construction Manager's fees for the remaining services and the time schedules shall be equitably adjusted.

§  9.2 If the Owner suspends the Project, the Construction Manager shall be compensated for services performed prior to notice of such suspension. When the Project is resumed, the Construction Manager shall be compensated for expenses incurred in the interruption and resumption of the Construction Manager's services. The Construction Manager's fees for the remaining services and the time schedules shall be equitably adjusted.

§  9.3  If the Owner suspends the Project for more than 120 consecutive days for reasons other than the fault of the Construction Manager, the Construction Manager may terminate this Agreement by giving not less than seven days' written notice.

§  9.4 Either party may terminate this Agreement upon not less than seven days' written notice should the other party fail substantially to perform in accordance with the terms of this Agreement through no fault of the party initiating the termination.

§  9.5  The Owner may terminate this Agreement upon not less than seven days' written notice to the Construction
Manager for the Owner's convenience and without cause.

§  9.6 In the event of termination not the fault of the Construction Manager, the Construction Manager shall be compensated for services performed prior to termination, together with Reimbursable Expenses then due and all Termination Expenses as defined in Section  9.7.

§  9.7 Termination Expenses are in addition to compensation for the Construction Manager's  services and include expenses directly attributable to termination for which the Construction Manager is not otherwise compensated. Termination Expenses shall not include the Construction Manager's anticipated profit on the value of the services not performed by the Construction Manager, as set forth below.

§  9.7.1  In the event of termination for the Owner's convenience after commencement of construction, the Construction Manager shall be entitled to receive payment for services performed and costs incurred by reason of such termination.  The Construction Manager shall not be entitled to overhead and profit on services not completed during the Construction Phase.

(Paragraph deleted)

ARTICLE    10       MISCELLANEOUS PROVISIONS
§  10.1 This Agreement shall be governed by the law of the place where the Project is located,  except that if the parties have selected arbitration as the method of binding dispute resolution,  the Federal Arbitration Act shall govern
Section 8.3.

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
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§ 10.2 Terms in this Agreement shall have the same meaning as those in AIA Document A232-2009, General Conditions of the Contract for Construction, except for purposes of this Agreement, the term "Work" shall include the work of all Contractors under the administration of the Construction Manager.

§  10.3 The Owner and Construction Manager, respectively, bind themselves, their agents,  successors, assigns and legal representatives to this Agreement. Neither the Owner nor the Construction Manager shall assign this Agreement without the written consent of the other, except that the Owner may assign this Agreement to a lender providing financing for the Project if the lender agrees to assume the Owner's rights and obligations under this Agreement.

§  10.4  If the Owner requests the Construction Manager to execute certificates, the proposed language of such certificates shall be submitted  to the Construction Manager for review at least 14 days prior to the requested dates of execution.  If the Owner requests the Construction Manager to execute consents reasonably required to facilitate assignment to a lender, the Construction Manager shall execute all such consents that are consistent with this Agreement, provided the proposed consent is submitted to the Construction Manager for review at least 14 days prior to execution.  The Construction Manager shall not be required to execute certificates or consents that would require knowledge, services or responsibilities beyond the scope of this Agreement.

§  10.5  Nothing contained in this Agreement shall create a contractual relationship with or a cause of action in favor of a third party against either the Owner or Construction Manager.

§  10.6  Unless otherwise required in this Agreement, the Construction Manager shall have no responsibility  for the discovery, presence, handling, removal or disposal of, or exposure of persons to, hazardous materials or toxic substances in any form at the Project site.

§  10.7  The Construction Manager shall have the right to include photographic or artistic representations of the design of the Project among the Construction Manager's  promotional and professional materials. The Construction Manager shall be given reasonable access to the completed Project to make such representations. However, the Construction Manager's materials shall not include the Owner's confidential or proprietary.  The Owner may provide professional credit for the Construction Manager in the Owner's promotional materials for the Project.

§  10.8 If the Construction Manager or Owner receives information specifically designated  by the other party as "confidential" or "business proprietary," the receiving  party shall keep such information strictly confidential and shall not disclose it to any other person except to (1) its employees,  (2) those who need to know the content of such information in order to perform services or construction solely and exclusively for the Project, or (3) its consultants and contractors whose contracts include  similar restrictions on the use of confidential information.

ARTICLE     11       COMPENSATION
§  11.1 For the Construction Manager's  Basic Services described under Article 3,  the Owner shall compensate the
Construction Manager as follows:

§  11.1.1  For Construction Phase Services in Section 3.3:
(Insert amount of, or basis for, compensation, including stipulated sums, multiples or percentages.)

Three percent (3%) of the Cost of the Work, as defined in Article 6 of this Agreement.

(Paragraphs deleted)
§  11.2
(Paragraphs deleted)
Payments to the Construction Manager

(Paragraphs deleted)
§  11.2.1 Unless otherwise agreed, payments for services shall be made monthly in proportion to services performed and shall be calculated by multiplying the Construction Manager's  Fee by the Cost of the Work incurred during the month for which payment is sought. Payments are due and payable within 30 days of the Owner receiving the Construction Manager's invoice. Amounts unpaid sixty (60) days after the invoice date shall bear interest at the rate entered below.

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
User Notes:                                                                                                                                                                                            (1632449335)

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Prime Rate as published by the Wall Street Journal (U.S. Edition) on the date the payment was due.

§  11.2.2 The Owner shall not withhold amounts from the Construction Manager's  compensation to impose a penalty or liquidated damages on the Construction Manager, or to offset sums requested by or paid to Contractors for the cost of changes in the Work unless the Construction Manager agrees or has been found liable for the amounts in a binding dispute resolution proceeding.

(Paragraphs deleted)
(Table deleted)
ARTICLE   12      SPECIAL TERMS AND CONDITIONS
Special terms and conditions that modify this Agreement are as follows:

ARTICLE   13      SCOPE OF THE AGREEMENT
§  13.1 This Agreement represents the entire and integrated agreement between the Owner and the Construction
Manager and supersedes all prior negotiations, representations or agreements, either written or oral. This Agreement may be amended only by written instrument signed by both Owner and Construction Manager.

§  13.2  This Agreement is comprised of the following documents listed below:

.1      AIA Document Cl32TM-2009, Standard Form Agreement Between Owner and Construction Manager as Adviser

(Paragraphs deleted)\
(Table deleted)

                This Agreement is entered into as of the day and year first written above.

    
	
		
	/s/ Steven T. Snyder
	/s/ David A. Binder

	OWNER (Signature)
	CONSTRUCTION MANAGER (Signature)

	 
	 

	Steven T. Snyder, SVP Development
	David A. Binder, Member

	(Printed name and title)
	(Printed name and title)

	 
	 

	 
	 

	 
	 

	 
	 

	 
	 

	 
	 

	
			
	

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	AIA Document C132TM-2009,(formerly B801TM CMa -1992). Copyright © 1973,1980,1992 and 2009 by the American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law.   This document was produced by AIA software at 17:56:43 on 09/24/2014 under Order No. 7908820585_1 which expires on 06/13/2015, and is not for resale.
User Notes:                                                                                                                                                                                            (1632449335)

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