Document:

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10.10(a)

ASSIGNMENT AND ASSUMPTION OF LEASE AGREEMENT

     THIS ASSIGNMENT AND ASSUMPTION OF LEASE AGREEMENT (the “Assignment”) is entered into
effective this 24 day
of Oct., 1995, (the “Effective Date”) by and between RAINBOW
ENTERTAINMENT, INC., a Mississippi corporation (the “Assignor”), and GREENVILLE RIVERBOAT,
LLC, a Mississippi limited liability company (the “Assignee”), who agree as follows:

     1. Recitals. Assignor as lessee is a party to an Amended and Restated Lease Agreement
dated as of January 20, 1995 (the “Lease”) with GREENVILLE MARINE CORPORATION, a Mississippi
corporation, as lessor (the “Lessor), pursuant to which the Lessee is leasing from the Lessor
approximately 3.961 acres of real property and the improvements thereon located in Greenville,
Mississippi (the “Property). A copy of the Lease is attached hereto as Exhibit A.
Assignor desires to assign all of its rights and in and to the Lease to Assignee, and Assignee
desires to accept such assignment and to assume all obligations of Assignor under the Lease
pursuant to the terms and conditions of this Assignment.

     2. Assignment. For good and valuable consideration, the receipt and sufficiency of
which is hereby acknowledged, the Assignor hereby irrevocably sells, assigns, transfers, conveys
and sets over to the Assignee all of the Assignor’s right, title, and interest in and to the Lease,
and the Assignee accepts such assignment. In consideration of such assignment, Assignee hereby
assumes and agrees to perform all of Assignor’s obligations and duties as lessee under the Lease
which arise on and after the Effective Date. Assignor agrees to indemnify and hold Assignee
harmless against any damages, costs and expenses asserted against or incurred by Assignee by reason
of any acts or omissions of Assignor or the failure of Assignor to perform any obligations under
the Lease to be performed by Assignor before the Effective Date. Notwithstanding the foregoing,
the effectiveness of this Assignment shall be subject to the receipt of the consent of the Lessor
to this Assignment. Nothing herein is intended or should be construed as reducing or relieving
Assignor of its liability to Lessor under the Lease.

     3. Representations, Warranties and Covenants of Assignor. The Assignor represents,
warrants, covenants and agrees that (i) the Lease is in full force and effect; (ii) an accurate and
complete copy of the Lease, including all amendments, is attached hereto as Exhibit A;
(iii) the Assignor has the right to assign the Lease to the Assignee, subject only to the consent
of the Lessor; (iv) this Assignment has been duly authorized and approved by all necessary
corporate action on the part of Assignor; (v) this Assignment will not breach the terms of or
constitute a default under any agreement, indenture, deed of trust or other instrument or document
to which Assignor is a

 

 

party (vi) the Lease is free and clear of all liens, encumbrances or claims of third parties; (vii)
the Assignor is not in default under any of the terms and conditions of the Lease and the Assignor
does not know or have reason to know of any facts that could cause a default under the Lease;
(viii) Assignor does not know or have reason to know of any action, lawsuit, proceeding or
governmental action pending, threatened or anticipated which could affect the Lease, this
Assignment or the Assignee’s interest or rights under the Lease; and (ix) Assignor has paid all
rent and other amounts due under the Lease through the Effective Date. The representations,
warranties, covenants and agreements contained in this Section 3 shall survive the execution and
delivery of this Assignment.

     4. Environmental Matters.

          (a) Assignor represents and warrants that (i) no “Hazardous Substance” (as defined herein)
has been disposed of, buried beneath, or percolated beneath the Property or any improvements
thereon nor has any Hazardous Substance ever been removed from the Property and stored off site of
the Property, (ii) there has been no “Release” (as defined herein) of a Hazardous Substance on or
from the Property or any improvements thereon, (iii) Assignor is in material compliance with all
applicable federal, state and local laws, administrative rulings, and regulations of any court,
administrative agency or other governmental or quasi-governmental authority, relating to the
protection of the environment (including, but not limited to, laws prohibiting the creation of a
public nuisance) , (iv) Assignor has not received notification that it is a potentially responsible
party under Section 107 of the Comprehensive Environmental Response Compensation and Liability Act
of 1980, as amended (“CERCLA”) or Section 7003 of the Resource Conservation and Recovery Act of
1976, as amended (“RCRA”), (v) no underground storage tank is located on the Property and, to the
best of Assignor’s knowledge, no underground storage tank has ever been located on the Property,
and (vi) Assignor has not received notification from any federal, state, or local government,
agency, or regulatory body, of a violation under any federal, state, or local law regulating the
disposal or discharge of any toxic, explosive or other Hazardous Substance. For purposes hereof,
(a) “Hazardous Substance” means any one (1) or more of the following: (i) any substance deemed
hazardous under Section 101(14) of CERCLA, (ii) any other substance deemed hazardous by the
Environmental Protection Agency pursuant to Section 102(a) of CERCLA, (iii) petroleum (including
crude oil or any fraction thereof), (iv) any substance deemed hazardous pursuant to Section 1004(5)
of the Resource Conservation and Recovery Act (“RCRA”), (v) any solid waste identified in Section
1004(27) of RCRA or (vi) any other hazardous or toxic substance, materials, compound, mixture,
solution, element, pollutant or waste regulated under any federal, state or local statute,
ordinance or regulation; and

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(b) “Release” shall have the meaning given to such term in Section 101(22) of CERCLA.

          (b) Assignor shall, from and at all times after the date hereof, fully and promptly pay,
perform, discharge, defend, indemnify and hold Assignee harmless from and against all claims,
orders, demands, actions, proceedings, or suits, and all losses, costs damages or expenses
(including, but not limited to, court costs, technical consultant fees and expenses, and reasonable
attorneys’ fees and expenses) arising or resulting from any act, occurrence or omission in
violation of or contrary to the representations and warranties made in this Section, whether by
Assignor or any other owner or operator at the Property. Such indemnifications shall include, but
not be limited to, claims made against Assignee with respect to contamination of the soil and/or
groundwater, damage to the environment and natural resources, and injury or damage to persons or
property, the costs of any health assessment or health effects study, and any costs of removal or
remedial action incurred in connection with the cleanup of the Hazardous Substance on the Property,
whether such liability arises under RCRA, CERCLA, or any other federal, state and/or local statute,
ordinance, regulation or under common law.

          (c) The provisions of this Section 4 shall survive the execution and delivery of this
Assignment.

     5. Obligations of Assignee. In consideration of the foregoing assignment, the
Assignee hereby agrees to perform all of the terms and conditions of the Lease to be performed by
the lessee therein, including all rental and other payments becoming due, after the Effective Date,
and to indemnify and save Assignor harmless from and against any and all claims, demands, losses,
liabilities, costs and expenses (including attorneys fees and disbursements) by reason of any
default by Assignee under the Lease.

     6. Further Assurances. The Assignor shall, for no additional consideration, take such
other steps, execute such other documents and do such other things as may be necessary to fully
vest Assignor’s rights in the Lease in Assignee, including but not limited to assisting Assignee in
securing the Assignor’s written consent to this Assignment.

     7. Miscellaneous. This Assignment represents the entire agreement of the parties
hereto with respect to the inherent matter herein. This Assignment shall be binding upon the
parties and their respective successors and assigns. This Assignment shall be governed by
Mississippi law.

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     IN WITNESS WHEREOF, the parties have executed this document on the 24 day of Oct, 1995.

	 	 	 	 	 
	 	RAINBOW ENTERTAINMENT, INC.

 	 
	 	By:  	/s/ Marvin Cato
 	 
	 	 	Marvin Cato, President 	 
	 
	 	GREENVILLE RIVERBOAT, LLC.

 	 
	 	By:  	Wimar Tahoe Corporation
    Manager
 	 
	 
	 	By:  	                                                      /s/ William J. Yung
 	 
	 	 	William J. Yung, President 	 
	 	 	 	 
	 

	 	 	 	 	 	 	 
	STATE OF TN

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS:
	COUNTY OF Shelby

	 	 	)	 	 	 

     The foregoing instrument was acknowledged before me this 24 day of Oct, 1995, by Marvin Cato, president of Rainbow Entertainment, Inc., a Mississippi corporation, on
behalf of such corporation.

	 	 	 	 	 
	 	 	 
	 	                                             /s/ Illegible
 	 
	 	Notary Public 	 
	 
	 	My Commission Expires: Apr 28, 1998 	 
	 

	 	 	 	 	 	 	 
	STATE OF Kentucky

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS:
	COUNTY
OF Kenton

	 	 	)	 	 	 

     The foregoing instrument was acknowledged before me this 25th day of October,
199_, by William J. Yung, President of Wimar Tahoe Corporation, a Nevada corporation, on
behalf of such corporation as Manager of Greenville Riverboat, LLC, a Mississippi limited
liability company, on behalf of the company

	 	 	 	 	 
	 	 	 
	 	                                             /s/ Illegible
 	 
	 	Notary Public 	 
	 
	 	My Commission Expires:                      	 

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CONSENT OF LESSOR

     The undersigned represents, warrants, covenants, and agrees that (i) it is the Lessor in the
Lease (as defined in the foregoing Assignment); (ii) the Lease is in full force and effect; (iii)
an accurate and complete copy of the Lease, including all amendments and restatements thereof, is
attached hereto as Exhibit A; (iv) the Assignor has the right to assign the Lease to the
Assignee, subject only to the consent of the Lessor; (v) this Consent has been duly authorized and
approved by all necessary corporate action on the part of Lessor; (vi) this Consent will not breach
the terms of or constitute a default under any agreement, indenture, deed of trust or other
instrument or document to which Lessor is a party; (vii) the Assignor is not in default in any of
the terms and conditions set forth in the Lease to be performed by the Assignor; and (viii)
Assignor has paid all rent and other amounts due under the Lease through the Effective Date (as
defined in the foregoing Assignment) . The representations, warranties, covenants and agreements
contained in this Consent shall survive the execution and delivery of this Consent.

     The undersigned has read and reviewed the terms and conditions in the foregoing Assignment,
hereby consents and agrees to the assignment of the Lease from Assignor to Assignee pursuant to the
terms of the foregoing Assignment, and covenants and agrees that, during the term of the Lease,
Assignee shall have all of Assignor’s rights and obligations under the Lease.

	 	 	 	 	 
	 	LESSOR:

GREENVILLE MARINE CORPORATION

 	 
	 	By:  	/s/ D. JOHN NICHOLS
 	 
	 	 	D. JOHN NICHOLS, PRESIDENT 	 
	 	 	 	 
	 

	 	 	 	 	 
	STATE OF
Mississippi
	 	)	 	 
	 
	 	)	 	SS:
	COUNTY OF Washington
	 	)	 	 

     The foregoing instrument was acknowledged before me this 26th day of October, 1995,
by D. John Nichols, President of Greenville Marine Corporation, a Mississippi corporation, on
behalf of the corporation.

	 	 	 	 	 
	 	 	 
	 	
/s/ Illegible
 	 
	 	Notary Public 	 
	 	My Commission Expires: 9/24/96 	 
	 

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Exhibit
10.10(b)

FIRST AMENDMENT TO AMENDED AND RESTATED LEASE AGREEMENT

     This First Amendment to Amended and Restated Lease Agreement (the “First Amendment”) is
entered into effective as of October 26, 1995 between GREENVILLE MARINE CORPORATION, with its
principal place of business at P.O. Box 539, Greenville, Washington County, Mississippi
(“Lessor”) and GREENVILLE RIVERBOAT, LLC, with its principal place of business at 201 N. Lakefront
Drive, Greenville, Washington County, Mississippi (“Lessee”), who agree as follows:

     1. Recitals. Lessor and Rainbow Entertainment, Inc. (“Rainbow”) entered into an
Amended and Restated Lease Agreement dated January 20, 1995 (the “Lease”). By Assignment and
Assumption of Lease dated October 24, 1995, Rainbow assigned all of its right, title and interest
in and to the Lease to Lessee. The parties hereto desire to amend the Lease in accordance with this
First Amendment.

     2. Amendment.

          (a) The third sentence of Section 1 is hereby amended by deleting “excepted from” and
inserting in lieu thereof “included in”; and the last sentence of Section 1 is hereby deleted.

          (b) The last sentence of Section 2.1 is hereby amended by adding the following before the
period:

                “, bar, or other related facilities”.

          (c) Sections 5.3 and 5.4 of the Lease are hereby
amended in their entirety to read as follows:

5.3 Lessee shall have the right to sublease up to two and one-half (2 1/2) acres of
the Premises (the “Subparcel”) to Wimar Tahoe Corporation or any affiliate of Wimar
Tahoe Corporation (“Subtenant”) on such terms and conditions as Lessee determines are
acceptable in its reasonable business judgment (the “Sublease”) . The Lessee shall
deliver to the Lessor a copy of any Sublease or any amendment or modification
thereto, and Lessor acknowledges receipt of the Sublease Agreement dated June 26,
1996 between Lessee and Sargasso Corporation, an affiliate of Wimar Tahoe
Corporation. The Subtenant shall have the right to develop, construct and operate a
motel, hotel, restaurant, bar, business office, entertainment facilities for the
performing arts, or other related facilities on the Subparcel; provided, however, the
Subparcel will not be utilized in any way for gaming purposes or operations, except
that which is operated at the Premises by the Lessee (or the Lessor and his

 

 

assigns if this Lease is terminated). Any motel or hotel shall be constructed and
maintained as a quality facility similar to hotels and motels operated under
nationally-known franchises which charge the same rates as Subtenant. Any restaurant or
bar shall be constructed and maintained as a quality facility. Subtenant shall agree to
keep all facilities in good condition and repair, excepting ordinary wear and tear, and
such covenant shall be enforceable by Lessor. Subtenant and Lessee shall share parking
availability on the Premises as agreed in the Sublease. In the event that this Lease
is terminated for any reason, Lessor agrees not to disturb, terminate, or alter in any
manner the tenancy of the Subtenant under the Sublease, so long as the Subtenant
attorns to the Lessor. Upon Subtenant agreeing to such attornment, Subtenant’s tenancy
shall not be disturbed so long as it complies with all the terms and conditions of the
Sublease; provided that the Subtenant’s rent payable to Lessor in such event shall be
$6,250 per month, increased annually from the date hereof by a percentage equal to the
increase, if any, in the Consumer Price Index, All Urban Consumers, or the sum actually
due under the Sublease, whichever is greater. Subtenant shall have the right to grant
a mortgage on or assign under a deed of trust, all of the Subtenant’s sublease interest
in the subparcel upon the terms and conditions contained in Section 12.

5.4 At Lessee’s request and expense, Lessor shall fully cooperate in the subdivision
of the Premises to make the Subparcel a separate parcel.

(d) Section 10 is hereby amended by adding the following at the end of that Section:

Lessee agrees to indemnify Lessor from any claims, demands, liabilities,
costs, fees, and expenses (including reasonable attorney’s fees) arising
out of Lessor’s lease to Lessee on that portion of the Premises conveyed
by William Yerger to the City of Greenville recorded in Book 114 at Page
354 of the Land Records in the office of the Chancery Clerk of Washington
County, Mississippi. At Lessee’s request and expense, Lessor shall assist
and cooperate with Lessee in establishing or maintaining the position
that the restrictions set forth in such conveyance are invalid,
unenforceable, or otherwise of no force or effect.

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          (e) In the last sentence of Section 15.3 of the Lease,
insert the following after the word “hotel”:

“, motel, restaurant, bar, business office, entertainment facilities for the
performing arts, or other related facilities”.

          (f) Section 23 of the Lease is hereby amended by adding the
following at the end of that Section:

The invalidity or unenforceability of any provision of this Lease or the
application thereof to any property, person or circumstance, to any
extent, for any reason, shall not affect the validity or enforceability
of the remainder of such provision, any other provision hereof, or the
remainder of this Lease, or the application of any provision to any other
property, person, or circumstance, and, provided the essential purpose of
this Lease is maintained, this Lease shall be reformed to the extent
necessary to effectuate the foregoing, it being intended that the rights
and obligations of the parties hereto be enforceable to the fullest
extent permitted by law.

          (g) In Section 25 of the Lease, all of the language beginning with “If To Lessee” is hereby
deleted and replaced with the following:

	 	 	 	 	 	 	 
	 

	 	If To Lessee:
	 	Wimar Tahoe Corporation, Manager
	 	 
	 

	 	 	 	Greenville Riverboat, LLC	 	 
	 

	 	 	 	207 Grandview Drive	 	 
	 

	 	 	 	Ft. Mitchell, KY 41017	 	 
	 

	 	 	 	Attn: William C. Beegle, Vice President	 	 

          3.
Remainder of Lease. Except as amended by this First Amendment, the Lease shall
remain in full force and effect.

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

	 	 	 	 	 	 	 
	 	 	GREENVILLE MARINE CORPORATION	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	/s/ D. John Nichols
 

D. John Nichols, President
	 	 
	 
	 	 	 	 	 	 
	 	 	GREENVILLE RIVERBOAT, LLC	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	Wimar Tahoe Corporation,
Manager	 	 
	 
	 	 	 	 	 	 
	 

	 	By:
	 	/s/ William J. Yung
 

William J. Yung, President
	 	 

	 	 	 	 	 	 	 	 	 
	State of Mississippi

	 	 	)	 	 	 	 	 
	 

	 	 	)	 	 	SS	 	 
	County of Washington

	 	 	)	 	 	 	 	 

     The foregoing instrument was acknowledged before me this 1st day of November, 1996 by D.
John Nichols, President of Greenville Marine Corporation, a Mississippi Corporation, on
behalf of the Corporation.

	 	 	 	 	 
	 

	 	/s/ [ILLEGIBLE]
 

Notary Public
	 	 
	 

	 	My commission expires: 11-11-99	 	 

	 	 	 	 	 	 	 	 	 
	State of Kentucky

	 	 	)	 	 	 	 	 
	 

	 	 	)	 	 	SS	 	 
	County of Kenton

	 	 	)	 	 	 	 	 

     The foregoing instrument was acknowledged before me this 7th day of October, 1996 by
William J. Yung, President of Wimar Tahoe Corporation, a Nevada Corporation, on behalf of such
Corporation as Manager of Greenville Riverboat, LLC., a Mississippi Limited Liability Company, on
behalf of the Company.

	 	 	 	 	 
	 

	 	/s/ [ILLEGIBLE]
 

Notary Public
	 	 
	 

	 	My Commission Expires Oct. 24, 1998	 	 

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