Document:

gevo-ex1061_188.htm

 

Exhibit 10.61

EXCHANGE AGREEMENT

This Exchange Agreement (this “Agreement”) is made and entered into as of November 13, 2015, by and between 683 Capital Partners, LP (the “Holder”), and Gevo, Inc., a Delaware corporation (the “Company”).

RECITALS

WHEREAS, the Holder is the beneficial owner of certain of the Company’s 7.5% Convertible Senior Notes due 2022 (the “Notes”) issued pursuant to a note in global form registered in the name of Cede & Co. (the “Global Note”) in accordance with that certain Indenture, dated July 5, 2012, by and between the Company and Wells Fargo Bank, National Association (the “Trustee”), as amended by that certain First Supplemental Indenture, dated July 5, 2012 (the “Indenture”);

WHEREAS, pursuant to the terms and conditions set forth in the Indenture, the Holder has the right to convert the Notes into shares of the Company’s common stock, par value $0.01 per share (“Common Stock”), at a rate of 11.7113 shares per $1,000 principal amount, which reflects an adjustment to account for the reverse split of the Common Stock effected April 20, 2015 (the “Conversion Rate”);

WHEREAS, as of the date of this Agreement, the Conversion Rate exceeds the trading price of the Common Stock;

WHEREAS, subject to the terms and conditions set forth herein, the Company and the Holder desire to exchange the principal amount of the Notes set forth on the signature page hereto (the “Exchange Notes”), in advance of the maturity date, for 1,107,833 shares of Common Stock per $1,000 principal amount (the “Exchange Shares”); and

WHEREAS, the Exchange Shares to be issued are intended to be exempt from registration pursuant to Section 3(a)(9) of the Securities Act of 1933, as amended (the “Securities Act”).

 

 

NOW, THEREFORE, in consideration of the premises and the agreements set forth below, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

ARTICLE I

Exchange

Section 1.01 Exchange.  Upon the terms and subject to the conditions of this Agreement, the Holder and the Company shall, pursuant to Section 3(a)(9) of the Securities Act, exchange the Exchange Notes for the Exchange Shares without the payment of any additional consideration.  At the Closing (as defined below), the following transactions shall occur (collectively, the “Exchange”):

(a) Pursuant to Section 2.08 of the Indenture, the Holder shall surrender the Exchange Notes for cancellation.  Upon cancellation of the Exchange Notes, the Holder hereby releases all claims arising out of or related to the Exchange Notes, including, but not limited to, any accrued and unpaid interest payable with respect to the Exchange Notes. 

(b) The Company shall issue to the Holder the Exchange Shares (plus cash in lieu of fractional shares if applicable, to be paid in immediately available funds at the Closing).  The issuance of the Exchange Shares to the Holder will be made without registration of the Exchange Shares under the Securities Act, in reliance upon the exemption therefrom provided by Section 3(a)(9) of the Securities Act and in reliance on similar exemptions under state securities or Blue Sky laws.

Section 1.02 Closing.  The closing of the Exchange (the “Closing”) will take place at the offices of Paul Hastings LLP, 4747 Executive Drive, Twelfth Floor, San Diego, CA 92121, or such other location as may be agreed upon by the parties, on November 19, 2015 (the “Closing Date”).  The parties shall exchange closing deliverables as follows:

(a) At or prior to the Closing, each party shall execute this Agreement and deliver the same to the other;

(b) At or prior to the Closing, the Holder shall have its custodian instruct The Depository Trust Company to deliver the Exchange Notes to Wells Fargo Bank, National Association (DTC No. 2027) via DWAC; 

(c) At or prior to the Closing, the Company shall instruct the Trustee to cancel the Exchange Notes upon receipt thereby reducing the outstanding principal amount of the Global Note; and

(d) At the Closing, the Company shall instruct American Stock Transfer & Trust Company, LLC to electronically issue the Exchange Shares, in book-entry form, to the Holder or, if the Holder so instructs in advance of the Closing Date, its designee.  The Company agrees to issue the Exchange Shares at the Closing without any restrictions on transfer and without any restrictive legend.

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The Company shall not issue fractional shares upon Exchange of the Exchange Notes.  If any fractional share would be issuable upon the Exchange, the Company shall pay to the Holder an amount in cash equal to the current market value of the fractional share, which shall be determined based on the closing price of the Company’s Common Stock on the business day immediately preceding the Closing Date and paid in immediately available funds at the Closing.

ARTICLE II

Representations, Warranties and Covenants of the Holder

The Holder represents and warrants to, and agrees with, the Company as set forth below in this Article II, as of the date hereof, each of which is being relied upon by the Company, as the case may be, as a material inducement to enter into and perform this Agreement:

Section 2.01  Existence and Power.

(a) The Holder is duly organized, validly existing and in good standing under the laws of its jurisdiction of organization, and has all requisite entity power and authority to carry out the transactions contemplated hereby in accordance with the terms hereof.

(b) The execution, delivery and performance by the Holder of this Agreement has been duly authorized by all requisite entity action.  Neither the execution of this Agreement nor the consummation of the transactions contemplated hereby by the Holder will contravene any formation documents of the Holder or will constitute a violation of or a default under, or conflict with or require a consent under, any contract, commitment, agreement, understanding, arrangement, restriction, law, statute, rule, regulation, judgment, order, injunction, suit, action or proceeding of any kind to which the Holder is a party or by which the Holder or any of its assets are bound.  

Section 2.02 Valid and Enforceable Agreement; Authorization.  The execution, delivery and performance by the Holder of this Agreement has been duly authorized by all requisite entity action.  This Agreement constitutes the legal, valid and binding obligation of the Holder, enforceable against the Holder in accordance with its terms, subject, as to enforcement of remedies, to bankruptcy, insolvency, reorganization, moratorium or similar laws affecting the rights and remedies of creditors generally and to the effect of general principles of equity.

Section 2.03 Title to Exchange Notes.  The Holder is the sole beneficial owner of and has good and valid title to the Exchange Notes, free and clear of any mortgage, lien, pledge, charge, security interest, encumbrance, title retention agreement, option, equity or other adverse claim thereto.  The Holder has not, in whole or in part, (a) assigned, transferred, hypothecated, pledged or otherwise disposed of the Exchange Notes or its rights in the Exchange Notes, or (b) given any person or entity any transfer order, power of attorney or other authority of any nature whatsoever with respect to the Exchange Notes.

Section 2.04 Affiliate Status.  The Holder is not, and has not been during the preceding three (3) months, an “affiliate” of the Company as such term is defined in Rule 144 under the Securities Act.

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Section 2.05 Reliance on Exemptions.  The Holder acknowledges that the Exchange Shares are being offered and exchanged in reliance on specific exemptions from the registration requirements of United States federal and state securities laws and that the Company is relying upon the truth and accuracy of the representations, warranties, agreements, acknowledgments and understandings of the Holder set forth herein in order to determine the availability of such exemptions and the eligibility of the Holder to acquire the Exchange Shares.  The Holder acknowledges that the Exchange Shares shall be issued to the Holder solely in exchange for the Exchange Notes without the payment of any additional consideration.  As of the date hereof and as of the Closing Date, the Holder has not and will not pay any commission or other remuneration, directly or indirectly, to any broker or other intermediary, in connection with the Exchange.  

ARTICLE III

Representations, Warranties and Covenants of the Company

The Company represents and warrants to, and agrees with, the Holder as set forth below in this Article III, as of the date hereof, each of which is being relied upon by the Holder, as the case may be, as a material inducement to enter into and perform this Agreement:

Section 3.01  Existence and Power.

(a) The Company is a corporation duly organized, validly existing and in good standing under the laws of the State of Delaware and has the power, authority and capacity to execute and deliver this Agreement, to perform the Company’s obligations hereunder, and to consummate the transactions contemplated hereby.

(b) Neither the execution of this Agreement nor the consummation of the transactions contemplated hereby by the Company will contravene the certificate of incorporation or the bylaws of the Company or will constitute a violation of or a default under, or conflict with or require a consent under, any contract, commitment, agreement, understanding, arrangement, restriction, law, statute, rule, regulation, judgment, order, injunction, suit, action or proceeding of any kind to which the Company is a party or by which the Company or any of its assets are bound.

Section 3.02  Valid and Enforceable Agreement; Authorization.  The execution, delivery and performance by the Company of this Agreement and the consummation of the transactions contemplated hereby have been duly authorized by all requisite corporate action.  This Agreement constitutes the legal, valid and binding obligation of the Company, enforceable against the Company in accordance with its terms, subject, as to enforcement of remedies, to bankruptcy, insolvency, reorganization, moratorium or similar laws affecting the rights and remedies of creditors generally and to the effect of general principles of equity.

Section 3.03 Capitalization.  The entire authorized capital stock of the Company consists of 250,000,000 shares of Common Stock, of which 16,955,361 shares were issued and outstanding as of November 12, 2015, and 10,000,000 shares of the Company’s preferred stock, $0.01 par value per share, of which no shares are issued and outstanding.

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Section 3.04 Disclosure.  The Company has timely filed all reports, schedules, forms, statements and other documents required to be filed by it with the Securities and Exchange Commission (the “SEC”) pursuant to the reporting requirements of the Securities Act and the Securities Exchange Act of 1934 (the “Exchange Act”) (all of the foregoing filed prior to the date hereof and all exhibits included therein and financial statements and schedules thereto and documents (other than exhibits to such documents) incorporated by reference therein, being hereinafter referred to herein as the “SEC Documents”), or has timely filed for a valid extension of such time of filing and has filed any such SEC Documents prior to the expiration of any such extension. As of their respective dates, the SEC Documents complied in all material respects with the requirements of the Securities Act and the Exchange Act and the rules and regulations of the SEC promulgated thereunder applicable to the SEC Documents, and none of the SEC Documents, at the time they were filed with the SEC, contained any untrue statement of a material fact or omitted to state a material fact required to be stated therein or necessary in order to make the statements therein, in light of the circumstances under which they were made, not misleading.

Section 3.05 Listing.  The Company is in compliance with all applicable rules of the Nasdaq Stock Market (“NASDAQ”), including all listing and corporate governance requirements.  The Company has not received notice from NASDAQ that the Company is not in compliance with the listing or maintenance requirements thereof.

Section 3.06 Registration.  The Company has taken no action designed to, or which, to the knowledge of the Company, is likely to have the effect of, terminating the registration of its common shares under the Exchange Act.

Section 3.07 Section 3(a)(9) Compliance.  The Company acknowledges that the Exchange Shares are being offered and exchanged in reliance on the exemption from registration provided by Section 3(a)(9) of the Securities Act.  As of the date hereof and as of the Closing Date, the Company has not and will not pay any commission or other remuneration, directly or indirectly, to any broker or other intermediary, in connection with the Exchange.  

ARTICLE IV

Miscellaneous Provisions

Section 4.01 Specific Performance.  The parties acknowledge that money damages are not an adequate remedy for violations of this Agreement and that any party may, in its sole discretion, apply to a court of competent jurisdiction for specific performance or injunctive or such other relief as such court may deem just and proper in order to enforce this Agreement or prevent any violation hereof and, to the extent permitted by applicable law, each party waives any objection to the imposition of such relief, this being in addition to any other remedy to which such party is entitled at law or in equity.

Section 4.02 Disclosure of Transaction and Other Material Information.  On or before 9:30am, New York time, on the first business day following the date of this Agreement, the Company shall file a Current Report on Form 8-K describing all the material terms of the transactions contemplated by this Agreement in the form required by the Exchange Act.

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Section 4.03 Entire Agreement.  This Agreement and the other documents and agreements executed in connection with the Exchange embody the entire agreement and understanding of the parties hereto with respect to the subject matter hereof and supersede all prior and contemporaneous oral or written agreements, representations, warranties, contracts, correspondence, conversations, memoranda and understandings between or among the parties or any of their agents, representatives or affiliates relative to such subject matter, including, without limitation, any term sheets, emails or draft documents.

Section 4.04 Assignment; Binding Agreement.  This Agreement and the various rights and obligations arising hereunder shall inure to the benefit of and be binding upon the parties hereto and their successors and assigns.  The Company shall not assign this Agreement or any rights or obligations hereunder without the prior written consent of the Holder.

Section 4.05 Counterparts.  This Agreement may be executed in multiple counterparts, and on separate counterparts, each of which shall be deemed an original, but all of which taken together shall constitute one and the same instrument.  Any counterpart or other signature hereupon delivered by facsimile shall be deemed for all purposes as constituting good and valid execution and delivery of this Agreement by such party.

Section 4.06 Remedies Cumulative.  Except as otherwise provided herein, all rights and remedies of the parties under this Agreement are cumulative and without prejudice to any other rights or remedies available at law.

Section 4.07 Governing Law; Jurisdiction; Jury Trial.  This Agreement shall be governed by and construed in accordance with the internal laws of the State of Delaware, without giving effect to its conflicts of laws provisions.  Each of the Parties hereto irrevocably submits to the exclusive jurisdiction of the courts of the State of New York, City of New York, for the purpose of any suit, action, proceeding or judgment relating to or arising out of this Agreement and the transactions contemplated hereby.  Service of process in connection with any such suit, action or proceeding may be served on each Party hereto anywhere in the world by the same methods as are specified for the giving of notices under this Agreement.  Each of the Parties hereto irrevocably consents to the jurisdiction of any such court in any such suit, action or proceeding and to the laying of venue in such court.  Each Party hereto irrevocably waives any objection to the laying of venue of any such suit, action or proceeding brought in such courts and irrevocably waives any claim that any such suit, action or proceeding brought in any such court has been brought in an inconvenient forum.  EACH OF THE PARTIES HERETO WAIVES ANY RIGHT TO REQUEST A TRIAL BY JURY IN ANY LITIGATION WITH RESPECT TO THIS AGREEMENT AND REPRESENTS THAT COUNSEL HAS BEEN CONSULTED SPECIFICALLY AS TO THIS WAIVER.  The Parties hereto agree and acknowledge that each Party has retained counsel in connection with the negotiation and preparation of this Agreement, and that any rule of construction to the effect that any ambiguities are to be resolved against the drafting Party shall not be employed in the interpretation of the foregoing agreements or any amendment, schedule or exhibits thereto.

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Section 4.08 Survival.  The representations, warranties and covenants of the Company and Holder contained in Articles II, III and IV shall survive the survive cancellation of the Exchange Notes and issuance of the Exchange Shares, until the expiration of the applicable statute of limitations.

Section 4.09 No Third Party Beneficiaries or Other Rights.  Nothing herein shall grant to or create in any person not a party hereto, or any such person’s dependents or heirs, any right to any benefits hereunder, and no such party shall be entitled to sue any party to this Agreement with respect thereto.

Section 4.10 Waiver; Consent.  This Agreement may not be changed, amended, terminated, augmented, rescinded or discharged (other than in accordance with its terms), in whole or in part, except by a writing executed by the parties hereto.  No waiver of any of the provisions or conditions of this Agreement or any of the rights of a party hereto shall be effective or binding unless such waiver shall be in writing and signed by the party claimed to have given or consented thereto.  No waiver of any of the provisions of this Agreement shall be deemed or shall constitute a waiver of any other provision hereof (whether or not similar), nor shall such waiver constitute a continuing waiver unless otherwise expressly provided.

Section 4.11 Notices.  Any notices, consents, waivers or other communications required or permitted to be given under the terms of this Agreement must be in writing and will be deemed to have been delivered:  (a) upon receipt, when delivered personally, (b) upon receipt, when sent by facsimile or other electronic transmission (provided confirmation of transmission is mechanically or electronically generated and kept on file by the sending party), or (c) one (1) business day after deposit with an overnight courier service, in each case properly addressed to the party to receive the same.  The addresses and facsimile numbers for such communications shall be:

If to the Company:

Gevo, Inc.

345 Inverness Drive South, Building C, Suite 310

Englewood, CO  80112

Telephone:  (303) 858-8358

Facsimile:  (303) 858-8431

Attention:   Mike Willis

with a copy (for informational purposes only) to:

Paul Hastings LLP

4747 Executive Drive, Twelfth Floor

San Diego, CA  92121

Telephone:  (858) 458-3000

Facsimile:  (858) 458-3005

Attention:  Deyan Spiridonov, Esq.

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If to Holder, to the address specified on the signature page hereto.

Any party hereto may change his or its address for notice by giving notice thereof in the manner herein above provided.

Section 4.12 Interpretations.  The words such as “herein,” “hereinafter,” “hereof,” and “hereunder” refer to this Agreement as a whole and not merely to a subdivision in which such words appear unless the context otherwise requires.  The singular shall include the plural, and vice versa, unless the context otherwise requires.  The masculine shall include the feminine and neuter, and vice versa, unless the context otherwise requires.

Section 4.13 Further Assurances.  The Holder and the Company each hereby agree to execute and deliver, or cause to be executed and delivered, such other documents, instruments and agreements, and take such other actions, as either party may reasonably request in connection with the transactions contemplated by this Agreement.

Section 4.14 Headings.  The headings in this Agreement are for convenience of reference only and shall not limit or otherwise affect the meaning hereof.

Section 4.15 Severability.  If any one or more of the provisions contained herein, or the application thereof in any circumstance, is held invalid, illegal or unenforceable, the validity, legality and enforceability of any such provision in every other respect and of the remaining provisions contained herein shall not be affected or impaired thereby.

[THE REMAINDER OF THIS PAGE HAS BEEN LEFT BLANK INTENTIONALLY.]

 

 

 

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IN WITNESS WHEREOF, each of the parties hereto has caused this Agreement to be executed as of the date first above written.

 

	
THE COMPANY:

	
 
	
 
	
 

	
GEVO, INC.

	
 
	
 
	
 

	
By:
	
 
	
/s/ Mike Willis

	
Name:
	
 
	
Mike Willis

	
Title:
	
 
	
Chief Financial Officer

 

	
HOLDER:

	
 
	
 
	
 

	
683 CAPITAL PARTNERS, LP

	
 
	
 
	
 

	
By:
	
 
	
/s/ Joseph Patt

	
Name:
	
 
	
Joseph Patt

	
Title:
	
 
	
Head Trader and Partner

 

	
HOLDER:

	
 
	
 
	
 

	
683 CAPITAL PARTNERS, LP

	
 
	
 
	
 

	
By:
	
 
	
/s/ Joseph Patt

	
Name:
	
 
	
Joseph Patt

	
Title:
	
 
	
Head Trader and Partner

 

	
Address:

	
3 Columbus Circle, Suite 2205

	
New York, NY 10019

 

	
Holder’s Tax ID Number: 20-5119026

	
 

	
DTC Participant Name: Goldman, Sachs & Co.

	
 

	
DTC Participant Number: #005

	
 

	
Principal Amount to be Exchanged:  $2,500,000gevo-ex1062_220.htm

 

Exhibit 10.62

*** Text Omitted and Filed Separately

Confidential Treatment Requested

Under 16 C.F.R. §§ 200.80(b)(4) and 17 C.F.R. § 24b-2

FIRST AMENDMENT TO LEASE

THIS FIRST AMENDMENT TO LEASE (this “First Amendment”) is entered into effective as of December 11, 2015 (the “First Amendment Date”), by and between HINES REIT 345 INVERNESS DRIVE, LLC, a Delaware limited liability company (“Landlord”), and GEVO, INC., a Delaware corporation (“Tenant”).

RECITALS:

A. WHEREAS, Landlord, as landlord, and Tenant, as tenant, entered into that certain Lease dated September 13, 2012 (the “Lease”), relating to the leasing of certain premises (the “Current Premises”) consisting of approximately 29,865 rentable square feet of space, commonly known as Suite 310, in the building located at 345 Inverness Drive South, Englewood, Colorado 80012 and commonly known as Building “C” (the “Building), said Current Premises being more particularly described in the Lease;

B. The Lease Term is currently scheduled to expire on July 31, 2016; and

C. Landlord and Tenant desire to (i) have Tenant surrender to Landlord, on the Surrender Date (as defined below), approximately 10,624 rentable square feet of the Current Premises (the “Surrender Premises”), said Surrender Premises being more particularly described on Exhibit “A” attached hereto and incorporated herein, (ii) extend the Lease Term as to the Reduced Premises (as defined below), (iii) establish the Basic Rent for the First Extension Term (as defined below), and (iv) provide other amendments of the Lease, all subject and pursuant to the terms and conditions set forth below.

AGREEMENT:

NOW, THEREFORE, for good and valuable consideration the receipt and adequacy of which are hereby acknowledged, Landlord and Tenant agree as follows: 

1. Incorporation of Recitals.  The foregoing Recitals shall be incorporated as though fully set forth herein.

2. Surrender of the Surrender Premises.  

2.1 Surrender Date.  On or before the earlier of: (i) July 31, 2016 or (ii) such other date as may be mutually agreed upon by the parties (the “Surrender Date”), Tenant shall vacate and deliver to Landlord exclusive possession of the Surrender Premises pursuant to the same provisions and requirements of the Lease as would apply to the surrender of the Current Premises upon 

 

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expiration of the Lease.  Tenant’s obligation to vacate and deliver the Surrender Premises shall be subject to Landlord’s completion of the work set forth in Section 7.1(b) below.  Landlord agrees to use commercially reasonable efforts to find a new tenant for the Surrender Premises.    

2.2 Obligations Until Surrender; Proration.  All of the terms, covenants, agreements and conditions of the Lease shall remain in full force and effect with respect to the Surrender Premises through the Surrender Date.  Tenant shall continue to pay all monetary obligations, including, without limitation, Basic Rent, Additional Rent and any other rent and charges as they may become due and payable under the Lease applicable to the Surrender Premises through and including the Surrender Date.  As of 11:59 p.m. on the Surrender Date, the surrender of the Surrender Premises shall be deemed effective and the monetary obligations with respect to the Surrender Premises shall be prorated, billed and payable in the manner provided in the Lease, in the same manner as would apply if the term of the Lease expired on the Surrender Date with respect to the Surrender Premises.

2.3 Effect on Lease After Surrender Date.  From and after the Surrender Date, the Lease shall continue in full force and effect for the remainder of the Lease Term (as extended by this First Amendment), upon and subject to the terms and provisions of the Lease, as amended pursuant to the terms of this First Amendment.  After the Surrender Date, (i) the Surrender Premises shall cease to be a part of the Demised Premises and Tenant shall have no right to possession or use of the Surrender Premises or any options or other rights with respect to the Surrender Premises; and (ii) the Basic Rent and Additional Rent due and payable under the Lease that would otherwise be allocable to the Surrender Premises shall no longer accrue under the Lease with respect to the Surrender Premises.

2.4 Holding Over.  If Tenant shall hold over in the Surrender Premises after the Surrender Date, without  the express written consent of Landlord, Tenant shall be deemed to be  a trespasser upon the Surrender Premises and the provisions of Section 13.2 of the Lease shall apply with respect thereto.  

2.5 No Release.  Notwithstanding any provision of this First Amendment to the contrary, neither this First Amendment nor the acceptance by Landlord of the Surrender Premises shall in any way:

(a) be deemed to excuse or release Tenant or Landlord from any obligation or liability with respect to the Surrender Premises (including, without limitation, any obligation or liability under provisions of the Lease to indemnify, defend and hold harmless the other party or other parties, or with respect to any breach or breaches of the Lease) which obligation or liability (i) first arises on or prior to the Surrender Date or (ii) arises out of or is incurred in connection with events or other matters which took place on or prior to the Surrender Date; or

(b) affect any obligation under the Lease which by its terms is to survive the expiration or sooner termination of the Lease.

3. The Reduced Premises.  From and after the Surrender Date (provided Tenant has surrendered the Surrender Premises in accordance with this First Amendment), the Lease is amended such that all references in the Lease to the “Demised Premises” shall be deemed to 

 

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refer to that portion of the Current Premises remaining after the surrender of the Surrender Premises.  The Current Premises, less the Surrender Premises, is sometimes referred to herein as the “Reduced Premises.”  Landlord and Tenant acknowledge and agree that the Reduced Premises shall consist of approximately 19,241 rentable square feet of space.

4. The First Extension Term.  The term of the Lease for the Reduced Premises is hereby extended for an additional term (the “First Extension Term”), commencing on  the day immediately following the Surrender Date (the “First Extension Date”), and terminating on July 31, 2021 (the “Expiration Date”), unless sooner terminated pursuant to the Lease.  For the avoidance of doubt, (i) from and after the First Extension Date, the Lease is amended such that all references in the Lease to the “Lease Term” (or any variation thereof) shall be deemed to include reference to the First Extension Term and (ii) any references in the Lease to the “Initial Lease Term” shall  mean the period of time specified in the Summary commencing at noon on the Commencement Date specified in the Summary and expiring at 11:59 p.m. on the Surrender Date.

5. Rent and Other Terms.

5.1 Basic Rent.  Beginning on the First Extension Date and continuing throughout the First Extension Term, the Basic Rent for the Reduced Premises shall be as follows:

 

	
Period of the First Extension Term
	
Annual Rent Per Rentable Square Foot

 
	
Annual Basic 

Rent
	
Monthly 

Installment of 

Basic Rent

	
 

First Extension Date – July 31, 2017

 
	
$[***]
	
$[***]
	
$[***]

	
 

August 1, 2017 – July 31, 2018

 
	
$[***]
	
$[***]
	
$[***]

	
 

August 1, 2018 – July 31, 2019

 
	
$[***]
	
$[***]
	
$[***]

	
 

August 1, 2019 – July 31, 2020

 
	
$[***]
	
$[***]
	
$[***]

	
 

August 1, 2020 – July 31, 2021

 
	
$[***]
	
$[***]
	
$[***]

 

5.2 Tenant’s Pro Rata Share of Taxes, Landlord’s Insurance and Common Facilities Charges.  Beginning on the First Extension Date and continuing throughout the Lease Term (as extended hereby), “Tenant’s Pro Rata Share” of (i) Building C shall be equal to 34.03%, and (ii) the Project shall be equal to 10.98%, each such percentage being subject to adjustment in accordance with the terms and conditions of the Lease.    

*Confidential Treatment Requested

 

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6. The Tenant Allowance; Tenant’s Work.

6.1 The Tenant Allowance; Tenant’s Work.  Landlord shall, subject to the terms and conditions of this Section 6 and the Tenant Work Letter (as defined below), provide Tenant with an improvement allowance (the “Tenant Allowance”) not to exceed $[***], based upon $[***] per square foot of the Reduced Premises, for the purpose of contributing towards the costs of the design, engineering and construction of real property improvements in the Reduced Premises (collectively, “Tenant’s Work”). Tenant’s Work shall be performed in accordance with the terms the Tenant Work Letter attached hereto as Exhibit “B” (the “Tenant Work Letter”).  Tenant shall cause Tenant’s Work to be designed, engineered and constructed in a good and workmanlike manner, free of any defects, liens or other encumbrances, and in accordance with the terms and conditions of the Lease, the Tenant Work Letter and all applicable Laws.  

6.2 Excess Costs.  Tenant shall be responsible for any costs of the Tenant’s Work which are in excess of the Tenant Allowance (collectively, “Excess Costs”).  Prior to commencing construction of Tenant’s Work, Tenant shall obtain and provide to Landlord a final estimate of the cost of Tenant’s Work that is depicted on Approved Working Drawings (as defined in the Tenant Work Letter), which estimate shall be certified to Landlord by Tenant and Tenant’s Contractor (the “Tenant Cost Proposal”).  If the Tenant Cost Proposal discloses any Excess Costs, then Tenant shall pay all such Excess Costs before Landlord is required to fund any portion of the Tenant Allowance.  

6.3 Deadline for Use.  Notwithstanding anything in this First Amendment or the Tenant Work Letter to the contrary, including Tenant’s right to the Unused Funds as set forth in Section 2.2(b)(i) of the Tenant Work Letter, Tenant shall cause the Tenant Allowance to be used on or before the date that is six (6) months following the First Extension Date (the “Deadline for Use”).  If Tenant fails to complete Tenant’s Work on or before the Deadline for Use (for any reason other than any caused by Landlord), then (a) Tenant shall be deemed to have forfeited the balance of the Tenant Allowance, and (b) Landlord shall have no obligation to provide all or any portion of the remaining balance of the Tenant Allowance to Tenant.  

6.4 Limitations.  Notwithstanding anything in this First Amendment or the Tenant Work Letter to the contrary, Landlord shall have no obligation to provide or disburse all or any portion of the Tenant Allowance, so long as a Default by Tenant by Tenant is continuing under the Lease (after the expiration of any applicable notice and cure periods).

7. Landlord’s Work.  

7.1 Landlord’s Work. Subject to the terms and conditions of this Section 7, Landlord, shall, except as set forth herein, at Landlord’s sole cost and expense, complete the following work in the Reduced Premises (collectively, “Landlord’s Work”):

(a) The demising and painting of the wall (the “Demising Wall”) of the Reduced Premises as more particularly set forth on the approved space plan attached hereto as Exhibit “C” (the “Approved Space Plan”); and

 

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(b) The separation of (i) electrical cabling serving the lights and outlets located in the Surrender Premises, (ii) power and natural gas serving the HVAC unit serving the Surrender Premises and (iv) other utilities solely serving the Surrender Premises.

Landlord shall cause Landlord’s Work to be designed, engineered and constructed in a good and workmanlike manner, free of any material defects and liens, and in accordance with the terms and conditions of the Lease and all applicable Laws.  For the avoidance of doubt, any electrical circuits, fire alarm circuits and any other circuits serving the Current Premises as of the First Amendment Date shall be severed at the Demising Wall and Landlord and Tenant shall be solely responsible for the repair or reconnection of such circuits to each respective utility room serving the Surrender Premises or Reduced Premises, as applicable.

7.2 Building Standard.  Subject to the provisions of Section 7.2 hereof, Landlord’s Work shall be done with such minor variations as Landlord may deem advisable, so long as such variations will not materially interfere with the permitted use of the Reduced Premises.  Subject to the provisions of Section 7.2 hereof, in order to insure the consistent quality and appearance of the Building, the style, color and items to be used in the construction and installation of Landlord’s Work shall be made in Landlord’s sole discretion.  

7.3 Above Standard Tenant Finish.  All work and materials required to complete Landlord’s Work not specifically identified in Section 7.1 hereof, including, without limitation, Tenant’s obligation to demise, separate, reconfigure and redistribute Tenant’s IT cabling, electrical cabling, HVAC and over utilities solely serving the Reduced Premises, shall be at Tenant’s cost and shall be referred to as “Above Standard Tenant Finish.”  If Tenant makes any modifications or changes the Approved Space Plan then all resulting costs and expenses shall be Tenant’s and shall be paid promptly by Tenant upon receipt of billing therefor.  All costs for Above Standard Tenant Finish shall be promptly paid to Landlord by Tenant from time to time as work progresses upon Tenant’s receipt of a written invoice accompanied by a supporting statement from Landlord.  

7.4 HVAC Unit.  Following completion of Landlord’s Work, Landlord and Tenant hereby acknowledge and agree that Landlord shall retain the sole use of the HVAC unit serving the Surrender Space.  

7.5 Landlord’s Entry Right.  To the extent that preparation for and performance of Landlord’s Work requires access, work or construction within or through the Reduced Premises, Landlord and Landlord’s representative and contractors shall have the right, upon twenty-four (24) hours’ prior notice to Tenant (except that no notice shall be required in the event of an emergency), to enter the Reduced Premises to perform such work, and Tenant agrees that such entry and work shall not constitute an eviction of Tenant in whole or in part and that all Rent due and payable by Tenant under the Lease shall in no way be abated or reduced by reason of inconvenience, annoyance, disturbance or injury to business of Tenant due to such access, work, construction or otherwise.  Tenant shall cooperate with Landlord and Landlord’s contractors to allow such work and shall move Tenant’s trade fixtures, furnishings and equipment as requested by Landlord or Landlord’s contractors.  Prior to Landlord’s commencement of Landlord’s Work, Landlord and Tenant shall mutually agree upon a construction schedule for Landlord’s Work that will limit disruption to Tenant’s business operations.

 

– 5 –

 

7.6 Limitations.  Notwithstanding anything in the Lease or this Amendment to the contrary, Landlord shall have no obligation to perform or complete all or any portion of Landlord’s Work so long as an Event of Default is continuing under the Lease (as amended hereby)

8. Condition of the Reduced Premises.  Tenant acknowledges that, with the exception of Landlord’s representations and warranties contained in the Lease, neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the Reduced Premises or the Building, or with respect to the suitability of any part of the same for the conduct of Tenant’s business.  Tenant further acknowledges and agrees that, as of the First Amendment Date, (a) Tenant (or parties claiming by, through or under Tenant) is in possession of the Reduced Premises, and (b) the Reduced Premises and the Building are in a good and sanitary order, condition and repair acceptable to Tenant. Tenant shall be conclusively deemed to have accepted the Reduced Premises “AS IS” in the condition existing on the First Amendment Date, and to have waived all claims relating to the condition of the Reduced Premises, except for claims based on (a) latent defects in Landlord’s Work (which were not caused or knowingly aggravated by Tenant) in the Reduced Premises which Tenant provides written notice of the same to Landlord prior to the date that is six (6) months after the First Extension Date, or (b) Landlord’s breach of its repair and maintenance obligations set forth in the Lease.  Except as expressly set forth in Section 6 above, Landlord shall not have any obligation to construct or install any improvements or alterations or to pay for any such construction or installation in or on the Reduced Premises.

9. Parking.

9.1 Modification and Ratification Tenant’s Parking Privileges.  Landlord and Tenant acknowledge and agree that, (a) Tenant’s parking privileges set forth in Section 14 of the Summary of Basic Lease Terms in the Lease and Section 14.18 of the Lease (the “Parking Privileges”) shall, subject to the terms and conditions of the Lease (as amended hereby), continue in full force and effective during the First Extension Term and (b) as of the First Extension Date, the first sentence of Section 14 of the Summary of Basic Lease Terms in the Lease is hereby deleted in its entirety and replaced with the following:

“Parking: 95 unassigned parking spaces in close proximity to the Building (based upon 5.0 unassigned parking spaces per 1,000 square feet of Floor Area) which shall be free for the entire Lease Term.”

10. Tenant’s Existing Options and Other Rights; No Other Options.  

10.1 Modification and Ratification of Option to Renew.  Landlord and Tenant acknowledge and agree that (a) Tenant’s option to renew the Lease Term for one (1) additional term of five (5) years as set forth in Section 4 of Rider 1 to the Lease (the “Option to Renew”) shall, subject to the terms and conditions of the Lease, continue in full force and effect during the Lease Term (as extended hereby), and (b) the Option to Renew shall apply, mutatis mutandis, as to the Reduced Premises.

 

– 6 –

 

10.2 Deletion of Right of First Refusal.  Tenant acknowledges and agrees that Tenant’s Right of First Refusal to Lease set forth in Section 5 of Rider 1 to the Lease is hereby deleted, in its entirety, and is of no further force or effect.  

10.3 No Other Options.  Tenant acknowledges and agrees that, except as expressly set forth in this Section  10, any and all options Tenant may have had to extend or expand the Lease, if any, have expired and are of no further force or effect.  Except as expressly set forth in this Section  10, Tenant has no option to extend, renew or terminate the Lease, nor any rights of first offer, rights of refusal or rights to expand or contract under the Lease.

11. Brokerage.  Landlord and Tenant each represent and warrant that they have dealt with no broker, realtor, or agent in connection with this First Amendment and its negotiation, except for (a) Jones Lang LaSalle (“Tenant’s Broker”), as Tenant’s exclusive agent, and (b) Newmark Grubb Knight Frank (“Landlord’s Broker,” and, together with Tenant’s Broker, collectively, the “Brokers”), as Landlord’s exclusive agent.  Landlord shall make payment of the brokerage fee due to the Brokers pursuant to and in accordance with a separate agreement with the Brokers.  Tenant hereby agrees to indemnify and hold Landlord and Landlord’s Related Parties (as defined in Section 8.23 of the Lease) harmless of and from any and all Claims (as defined in Section 8.23 of the Lease) by reason of any claim of or liability to any broker or other person (other than the Brokers) claiming through Tenant and arising out of or in connection with the negotiation, execution and delivery of this First Amendment.  Landlord hereby agrees to indemnify and hold Tenant harmless of and from any and all Claims by reason of any claim of or liability to any broker or other person claiming through Landlord and arising out of or in connection with the negotiation, execution and delivery of this First Amendment

12. General Provisions.  

12.1 Full Force and Effect; Conflict.  Except as amended by this First Amendment, the Lease as modified herein remains in full force and effect and is hereby ratified by Landlord and Tenant. In the event of any conflict between the Lease and this First Amendment, the terms and conditions of this First Amendment shall control.

12.2 Capitalized Terms. Capitalized terms not defined herein shall have the same meaning as set forth in the Lease.

12.3 Governing Law. This First Amendment shall be governed by and construed in accordance with the laws of the State of Colorado.

12.4 Attorneys’ Fees.  In the event of litigation arising out of or in connection with this First Amendment, the prevailing party shall be awarded reasonable attorneys’ fees, costs and expenses.

12.5 Successors and Assigns.  This First Amendment shall be binding upon and shall, subject to the limitations set forth in the Lease, inure to the benefit of the parties hereto and their heirs, personal representatives, successors and assigns.

 

– 7 –

 

12.6 Entire Agreement.  The Lease, as amended by this First Amendment, contains the entire agreement of Landlord and Tenant with respect to the subject matter hereof, and may not be amended or modified except by an instrument executed in writing by Landlord and Tenant.

12.7 Power and Authority.  Each of Tenant and Landlord represents that it has not assigned or transferred any of its respective interest in the Lease and each represents that it has full power and authority to execute this First Amendment.

12.8 Counterparts. This First Amendment may be executed in any number of counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.

12.9 Facsimile/.PDF Signatures.  This First Amendment may be executed by facsimile and/or .pdf signatures which shall be binding as originals on the parties hereto.

12.10 No Option.  The submission of this document for examination and review does not constitute an option, an offer to lease space in the Building or an agreement to lease.  This document shall have no binding effect on the parties unless and until executed by both Landlord and Tenant and will be effective only upon Landlord’s execution of the same.

[signature page follows]

 

 

 

 

– 8 –

 

IN WITNESS WHEREOF, Landlord and Tenant have caused this First Amendment to be executed as of the First Amendment Date.

 

	
LANDLORD:

	
 

	
HINES REIT 345 INVERNESS DRIVE LLC, 

	
a Delaware limited liability company

	
 

	
By:
	
[***]

	
 
	
 

	
Name:
	
[***]

	
 
	
 

	
Title:
	
Authorized Agent

 

	
TENANT:

	
 

	
GEVO, INC., 

	
a Delaware corporation

	
 
	
 

	
By:
	
/s/ Mike Willis

	
 
	
 

	
Name:
	
Mike Willis

	
 
	
 

	
Title:
	
Chief Financial Officer

 

*Confidential Treatment Requested

 

 

 

Signature Page

First Amendment to Lease

Building C, Suite 310

345 Inverness Drive South

Englewood, CO  80112

(Gevo, Inc.)

 

EXHIBIT “A”

DEPICTION Of surrender PREMISES

 

 

*The crosshatched area is the Surrender Premises.

 

 

 

Exhibit “A” – Page 1

First Amendment to Lease

Building C, Suite 310

345 Inverness Drive South

Englewood, CO  80112

(Gevo, Inc.)

 

EXHIBIT “B”

TENANT WORK LETTER

THIS TENANT WORK LETTER (this “Tenant Work Letter”) is attached to and a part of that certain First Amendment to Lease dated December 11, 2015 (the “First Amendment”), by and between HINES REIT 345 INVERNESS DRIVE LLC, a Delaware limited liability company (“Landlord”), and GEVO, INC., a Delaware corporation (“Tenant”).  Landlord, as Landlord, and Tenant, as Tenant, entered into that certain lease dated September 13, 2012 (the “Original Lease” and, together with the First Amendment, the “Lease”).  All references in this Tenant Work Letter to Sections of the “Tenant Work Letter” shall mean the relevant portions of Sections 1 through 5 of this Tenant Work Letter.  Capitalized terms not otherwise defined in this Tenant Work Letter shall have the meanings given to such terms in the Lease.

RECITALS: 

1. Base Building; Landlord Work.  

1.1 Base Building.  The “Base Building” means those portions of the Reduced Premises and the Building that were in existence prior to the construction of Tenant’s Work.  

1.2 Landlord Work.  Except for Landlord’s Work, Landlord shall have no obligation for construction work or improvements on the Reduced Premises, and Landlord’s contribution to the construction and improvements on the Reduced Premises consists only of the delivery to Tenant of the Tenant Allowance in accordance with the terms and conditions of the First Amendment and this Tenant Work Letter.

2. The Tenant Allowance; Disbursement.  

2.1 The Tenant Allowance.  Landlord shall, subject to the terms and conditions of the Lease and this Tenant Work Letter, provide the Tenant Allowance to be applied to the cost of Tenant’s Work.  Tenant shall be entitled to the Tenant Allowance to be used for Allowance Items (as defined below).  In no event shall Landlord be obligated to make disbursements pursuant to this Tenant Work Letter in a total amount which exceeds the sum of the Tenant Allowance.  

2.2 Disbursement of the Tenant Allowance.

(a) Allowance Items.  The Tenant Allowance shall be disbursed by Landlord only for the following items and costs (collectively the “Allowance Items”):

(i) Payment of the fees of the “Architect”, the “Engineers,” and the “Project Manager,” as those terms are defined in Section 3.1 of this Tenant Work Letter, including, without limitation, all space planning fees and other design costs actually paid by Tenant (as documented by invoices); 

(ii) The payment of plan check, permit and license fees relating to construction of Tenant’s Work;

Exhibit “B” – Page 1

 

(iii) The cost of construction of Tenant’s Work, including, without limitation, testing and inspection costs, hoisting and trash removal costs, and contractors’ fees and general conditions;

(iv) The cost of any changes in the Base Building when such changes are required by the Construction Drawings (as defined below), such cost to include all direct architectural and/or engineering fees and expenses incurred in connection therewith;

(v) The cost of any changes to the Construction Drawings or Tenant’s Work required by all applicable Laws, including, without limitation, all applicable building codes;

(vi) The costs of Landlord’s engineer and any other consultants retained by Landlord in connection with Landlord’s review of the Design Documents and Constructions Drawings; 

(vii) [Intentionally deleted]; and

(viii) Sales and use taxes.

(b) Unused Funds; Personal Property.  

(i) Provided that no default by Tenant is continuing under the Lease beyond any applicable notice and cure periods, Tenant shall be entitled to receive a refund from Landlord of any unused portion of the Tenant Allowance upon completion of Tenant’s Work (if any, the “Unused Funds”).  The Unused Funds may only be used as a credit against Basic Rent due under the Lease (or, at Landlord’s option, in its sole discretion, a cash refund to Tenant).  Landlord shall disburse to Tenant or apply the Unused Funds to Basic Rent within thirty (30) days after Tenant’s written demand.  If Tenant fails to demand the Unused Funds on or before the Deadline for Use, Landlord shall have no obligation to provide the Unused Funds to Tenant.

(ii) In no event shall the Tenant Allowance include any costs of procuring or installing any trade fixtures, equipment, furniture, furnishings, telephone equipment, cabling for any of the foregoing or any other personal property (collectively, “Personal Property”), and the cost of such Personal Property shall be paid by Tenant.  

(c) Disbursement of the Tenant Allowance.  

(i) Monthly Disbursements.  During the construction of Tenant’s Work, Landlord shall make periodic disbursements of the Tenant Allowance (less a ten percent (10%) retainage, herein the “Retainage”) for Allowance Items for the benefit of Tenant and shall authorize the release of monies for the benefit of Tenant in accordance with the terms and conditions of this Section 2.2(c); provided, however, in no event shall Landlord be required to make disbursements more than once monthly.  From time to time as Tenant receives draw requests from the Contractor (as defined below) during the construction of Tenant’s Work, or as Tenant pays Allowance Items to other of Tenant’s Construction Agents (as defined below), Tenant shall deliver to Landlord, as a condition to the disbursement of all or any portion of the Tenant Allowance:  (1) an executed request for payment of the Contractor, in a form reasonably 

Exhibit “B” – Page 2

 

acceptable to Landlord, detailing the portion of the work completed; (2) invoices from all of Tenant’s Construction Agents for labor rendered and materials delivered to the Reduced Premises; (3) executed unconditional partial mechanic’s lien waivers and releases (conforming to the requirements of applicable law) from all of Tenant’s Construction Agents; and (4) all other information reasonably requested by Landlord.  Tenant’s request for payment shall be deemed, as between Landlord and Tenant, Tenant’s acceptance and approval of the work furnished and/or the materials supplied as set forth in Tenant’s payment request.  Not more than thirty (30) days thereafter, Landlord shall deliver a check payable to Tenant, the Contractor or such other of Tenant’s Construction Agents (as directed by Tenant in Tenant’s disbursement request) in payment of the lesser of:  (A) the amounts so requested by Tenant, as set forth in this Section 2.2(c)(i), or (B) the balance of any remaining available portion of the Tenant Allowance (net of Retainage); provided, however, as a condition to the final disbursement of the remaining balance of the Tenant Allowance, including any Retainage (the “Final Disbursement”), Tenant shall deliver to Landlord, in addition to all other items set forth in this Section 2.2(c)(i), (y) an executed unconditional final mechanic’s lien waiver and release (conforming to the requirements of applicable law) from all of Tenant’s Construction Agents and (z) a certificate from the Architect, in form and substance satisfactory to each Mortgagee (as defined in Section 8.15 of the Original Lease), certifying that, as of the date of the certificate, Tenant’s Work has been completed in accordance with the Approved Working Drawings (as defined below).  Landlord’s payment of such amounts shall not be deemed Landlord’s approval or acceptance of the work furnished or materials supplied as set forth in Tenant’s payment request.

(ii) Limitations.  Landlord’s disbursement of the Tenant Allowance is subject to the limitations set forth in Section 6 of the First Amendment.

3. Design of Tenant’s Work.  

3.1 Selection of Architect/Construction Drawings.  Tenant shall retain the architect/space planner designated by Tenant (the “Architect”) to prepare the Construction Drawings; provided, however, the Architect shall be reasonably satisfactory to Landlord and shall be licensed by the State of Colorado.  Tenant shall retain the engineering consultants designated by Tenant (the “Engineers”) to prepare all plans and engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC, life safety, and sprinkler work in the Reduced Premises , which work is not part of the Base Building; provided, however, the Engineers shall be reasonably satisfactory to Landlord and shall be licensed by the State of Colorado; provided, further, however, that if Tenant does not use  engineers as provided for in this Section 3.1, then Landlord may retain, as an Allowance Item, its own engineer to review the Construction Drawings and consult with the Engineers regarding the same.  Tenant may retain a project manager to oversee Tenant’s Work (the “Project Manager”).  The plans and drawings to be prepared by Architect and the Engineers hereunder shall be known collectively as the “Construction Drawings.” All Construction Drawings shall be subject to Landlord’s reasonable approval.  Landlord shall advise Tenant, in writing, within five (5) business days after Landlord’s receipt of the Construction Drawings if the same are unsatisfactory or incomplete in any respect (and specify in such written notice the unsatisfactory items).  Landlord’s failure to respond within the said 5-business day period shall be deemed as Landlord’s disapproval.  Tenant and Architect shall verify, in the field, the dimensions and conditions as shown on the relevant portions of the base building plans, and Tenant and Architect shall be solely responsible 

Exhibit “B” – Page 3

 

for the same, and Landlord shall have no responsibility in connection therewith.  Landlord’s review of the Construction Drawings shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to review the same for quality, design, compliance with Laws or other like matters.  Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any omissions or errors contained in the Construction Drawings, and Tenant’s waiver and indemnity set forth in the Lease shall specifically apply to the Construction Drawings.

3.2 Final Working Drawings.  Tenant shall supply the Architects and Engineers with a complete listing of standard and non-standard equipment and specifications, including, without limitation, HVAC requirements, electrical requirements and special electrical receptacle requirements for the Reduced Premises, to enable the Engineers and the Architect to complete the Final Working Drawings (as defined below) in the manner as set forth below.  Tenant shall promptly cause the Architect and the Engineers to complete the architectural and engineering drawings for Tenant’s Work and Architect shall compile a fully-coordinated set of architectural, structural (if required), mechanical, electrical and plumbing working drawings in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Working Drawings”) and shall submit the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed.  Tenant shall supply Landlord with two (2) copies signed by Tenant of such Final Working Drawings.  Landlord shall advise Tenant, in writing, within five (5) business days after Landlord’s receipt of the Final Working Drawings if the same are unsatisfactory or incomplete in any respect (and specify in such written notice the unsatisfactory items).  Landlord’s failure to respond within the said 5-business day period shall be deemed as Landlord’s disapproval.  If Tenant is so advised, Tenant shall promptly review the Final Working Drawings in accordance with such review and any disapproval of Landlord in connection therewith and submit revised Final Working Drawings for Landlord’s approval in accordance with the terms hereof.  

3.3 Approved Working Drawings.  The Final Working Drawings with the changes required by Landlord pursuant to Section 3.2 above, if any, shall be approved or disapproved by Landlord within five (5) business days after the date Tenant delivers the revised Final Working Drawings to Landlord prior to the commencement of construction of Tenant’s Work (the “Approved Working Drawings”).  Landlord’s failure to respond within the said 5-business day period shall be deemed as Landlord’s disapproval.  Upon receipt by Tenant of the Approved Working Drawings, Tenant may submit the same to the appropriate municipal authorities for all applicable building permits.  Tenant hereby agrees that neither Landlord nor Landlord’s consultants shall be responsible for obtaining any building permit or certificate of occupancy for the Reduced Premises  and that obtaining the same shall be Tenant’s sole responsibility; provided, however, that Landlord shall cooperate, at no cost to Landlord, with Tenant in executing permit applications and performing other ministerial acts necessary to enable Tenant to obtain any such permit or certificate of occupancy.  No changes, modifications or alterations in the Approved Working Drawings may be made without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed.

Exhibit “B” – Page 4

 

4. Construction of Tenant’s Work.  

4.1 Tenant’s Selection of Contractors.

(a) The Contractor.  A general contractor shall be retained by Tenant to construct Tenant’s Work.  Such general contractor (“Contractor”) shall be (i) subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed, (ii) licensed in the State of Colorado and (iii) bonded and insured in accordance with the provisions of this Tenant Work Letter.  Tenant agrees to use commercially reasonable efforts to obtain or cause to be obtained a “no lien” contract from the Contractor.  

(b) Tenant’s Construction Agents.  Upon Landlord’s written request, Tenant will request the Contractor to give Landlord a list of all subcontractors, laborers, materialmen, and suppliers used by Tenant (such subcontractors, laborers, materialmen, and suppliers, together with the Contractor, the Architect, the Engineers and the Project Manager, collectively, “Tenant’s Construction Agents”).

4.2 Construction of Tenant’s Work by Tenant’s Construction Agents.  

(a) Conditions for Tenant’s Construction Agents and Tenant’s Work.  Tenant’s and Tenant’s Construction Agents’ construction of Tenant’s Work shall comply with the following:  (i) Tenant’s Work shall be constructed in accordance with the Approved Working Drawings and all applicable Laws; and (ii) Tenant and Tenant’s Construction Agents shall abide by all reasonable rules made by Landlord’s property manager with respect to the use of freight, loading dock and service elevators, storage of materials, coordination of work with the contractors of other Tenants, and any other matter in connection with this Tenant Work Letter, including, without limitation, the construction of Tenant’s Work.  

(b) Indemnity.  Tenant agrees to indemnify, protect, defend and hold Landlord and Landlord’s Related Parties harmless against any and all Claims arising from or in any way related to (i) Tenant’s Work, (ii) any negligence or willful misconduct of Tenant or Tenant’s Construction Agents, or anyone directly or indirectly employed by any of them, in connection with the Tenant’s Work (iii) Tenant’s non-payment of any amount arising out of Tenant’s Work and/or (iv) Tenant’s disapproval of all or any portion of any request for payment from Tenant’s Construction Agents.  Such indemnity by Tenant shall also apply with respect to any and all Claims related in any way to Landlord’s performance of any ministerial acts reasonably necessary (A) to permit Tenant to complete Tenant’s Work and (B) to enable Tenant to obtain any building permit or certificate of occupancy for all or any portion of the Reduced Premises.  

(c) Requirements of Tenant’s Construction Agents.  Each of Tenant’s Construction Agents shall guarantee to Tenant and for the benefit of Landlord that the portion of Tenant’s Work for which it is responsible shall be free from any defects in workmanship and materials for a period of not less than one (1) year from the date of completion thereof.  Each of Tenant’s Construction Agents shall be responsible for the replacement or repair, without additional charge, of all work done or furnished in accordance with its contract that shall become defective within one (1) year after the completion of the work performed by such contractor or subcontractors. The correction of such work shall include, without additional charge, all 

Exhibit “B” – Page 5

 

additional expenses and damages incurred in connection with such removal or replacement of all or any part of Tenant’s Work, and/or the Building and/or the Common Areas that may be damaged or disturbed thereby.  All such warranties or guarantees as to materials or workmanship of or with respect to Tenant’s Work shall be contained in the contract or subcontract and shall be written such that such guarantees or warranties shall inure to the benefit of both Landlord and Tenant, as their respective interests may appear, and can be directly enforced by either.  Tenant covenants to give to Landlord any assignment or other assurances which may be necessary to effect such right of direct enforcement.

(d) Insurance Requirements.  

(i) General Coverages.  Tenant shall require of Contractor that all of Tenant’s Construction Agents shall carry worker’s compensation insurance covering all of their respective employees, and shall also carry public liability insurance, including property damage, all with limits, in form and with companies as are required to be carried by Tenant as set forth in the Lease.

(ii) Special Coverages.  Tenant shall carry “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of Tenant’s Work, it being understood and agreed that Tenant’s Work shall be insured by Tenant pursuant to the Lease immediately upon completion thereof.  Such insurance shall be in amounts and shall include such extended coverage endorsements as may be reasonably required by Landlord including, but not limited to, the requirement that all of Tenant’s Construction Agents shall carry excess liability and Products and Completed Operation Coverage insurance, each in amounts not less than $1,000,000 per incident, $3,000,000 in aggregate, and in form and with companies as are required to be carried by Tenant as set forth in the Lease.

(iii) General Terms.  Certificates for all insurance carried pursuant to this Section 4.2(d) shall be delivered to Landlord before the commencement of construction of Tenant’s Work and before Contractor’s equipment is moved onto the site.  All such policies of insurance must contain a provision that the company writing said policy will give Landlord thirty (30) days prior written notice of any cancellation or lapse of the effective date or any reduction in the amounts of such insurance.  All policies carried under this Section 4.2(d) shall insure Landlord and Tenant, as their interests may appear, as well as Contractor and Tenant’s Construction Agents.  All insurance, except Workers’ Compensation, maintained by Tenant’s Construction Agents shall preclude subrogation claims by the insurer against anyone insured thereunder.  Such insurance shall provide that it is primary insurance as respects Landlord and that any other insurance maintained by Landlord is excess and noncontributing with the insurance required hereunder. 

(iv) Governmental Compliance.   Tenant’s Work shall comply in all respects with the following:  (A) the applicable building code and other state, federal, city or quasi-governmental laws, codes, ordinances and regulations, as each may apply according to the rulings of the controlling public official, agent or other person; (B) applicable standards of the American Insurance Association (formerly, the National Board of Fire Underwriters) and the National Electrical Code; and (C) building material manufacturer’s specifications.

Exhibit “B” – Page 6

 

5. General Provisions.  

5.1 Tenant Representative. Tenant has designated Glenn Johnston as its sole representative with respect to the matters set forth in this Tenant Work Letter, who shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter, until further written notice to Landlord.

5.2 Landlord’s Representative.  Landlord has designated Jennifer Hallinan as Landlord’s sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of Landlord as required in this Tenant Work Letter.

5.3 “As-Built” Drawings and Specifications.  A CADD-DXF diskette file and a set of mylar reproducibles of all “as-built” drawings and specifications of the Reduced Premises  (reflecting all field changes and including, without limitation, architectural, structural, mechanical and electrical drawings and specifications) shall be delivered by Tenant to Landlord, at Tenant’s expense, within thirty (30) days after the completion of Tenant’s Work.

5.4 Force and Effect.  The terms and conditions of this Tenant Work Letter supplement the First Amendment and shall be construed to be a part of the First Amendment and are incorporated in the First Amendment.  Without limiting the generality of the foregoing, any default by any party hereunder shall have the same force and effect as a default under the Lease.  Should any inconsistency arise between this Tenant Work Letter and the Lease as to the specific matters which are the subject of this Tenant Work Letter, the terms and conditions of this Tenant Work Letter shall control.

[The remainder of this page intentionally left blank]

 

 

 

Exhibit “B” – Page 7

 

EXHIBIT “C”

SPACE PLAN FOR LANDLORD’S WORK

 

Exhibit “C” – Page 1

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