Document:

Exhibit

Exhibit 10.45

FIRST AMENDMENT TO
AMENDED AND RESTATED EMPLOYMENT AGREEMENT
This FIRST AMENDMENT TO AMENDED AND RESTATED EMPLOYMENT AGREEMENT (this “Amendment”) dated as of October 5, 2018, is entered into by and between Empire State Realty Trust, Inc., a Maryland corporation (the “Company”) and Anthony E. Malkin (the “Executive”).

WHEREAS, the Company and Executive previously entered into that certain Amended and Restated Employment Agreement, effective as of April 5, 2016 (the “Employment Agreement”);

WHEREAS, Section 13 of the Employment Agreement provides that it may be amended by written agreement signed by Executive and an authorized representative of the Company, provided that such amendment be consented to on the Company’s behalf by the Board of Directors; and

WHEREAS, the Company and Executive now desire to amend the Employment Agreement as set forth herein.

NOW, THEREFORE, in consideration of the promises and mutual covenants contained herein and for other good and valuable consideration, the receipt and sufficiency of which are mutually acknowledged, the Company and Executive hereby agree as follows:

1.Unless the context requires otherwise, capitalized terms used but not otherwise defined herein shall have the respective meanings ascribed thereto in the Employment Agreement.

2.The first sentence of Section 1(h) of the Employment Agreement is hereby deleted in its entirety and replaced with the following:

(h)    “Cause” shall mean (i) fraudulent actions by Executive in the conduct of his duties for the Company or the conviction of Executive of a felony, (ii) Executive’s gross neglect of, or willful refusal or failure to perform, the duties assigned to him (other than by reason of physical or mental incapacity), (iii) Executive’s willful and material breach of this Agreement, where such breach results in material economic injury or reputational harm to the Company, or (iv) Executive’s willful and material breach of the Code of Business Conduct and Ethics of the Company or any member of the Company Group (collectively, the “Company Codes of Conduct”), where such breach results in material economic injury or reputational harm to the Company, but, in any case, only if (A) Executive has been provided written notice of any such Company Codes of Conduct, (B) such Company Codes of Conduct are reasonable and customary and do not include any provisions intended to specifically target Executive, and (C) such Company Codes of Conduct are not inconsistent with (or more restrictive to Executive than) this Agreement.

3.Section 2 of the Employment Agreement is hereby deleted in its entirety and replaced with the following:

The Company agrees to employ Executive, and Executive agrees to serve the Company, on the terms and conditions set forth herein. The Term shall commence on the Consolidation and, unless terminated sooner as provided in Section 5 hereof, shall continue during the period ending on the close of business of the three (3) year anniversary of the Consolidation (the “Initial Term”), provided that the Term shall be automatically extended subject to earlier termination as provided in Section 5 hereof, for up to two successive additional one (1) year periods (the “Additional Terms”).  Upon the expiration of the Additional Terms (i.e., October 7, 2018), the Term shall be automatically extended for a period of three (3) years. The term of Executive’s employment hereunder as from time to time extended or renewed is hereafter referred to as the “Term.”

4.Section 4(a) of the Employment Agreement is hereby deleted in its entirety and replaced with the following:

(a)Base Salary.  Executive shall be paid an annualized Base Salary, payable in accordance with the regular payroll practices of the Company, of not less than $810,000, subject to annual review by the Compensation Committee for increase, but not decrease.

5.Section 4(f) of the Employment Agreement is hereby deleted in its entirety and replaced with the following:

 (f)      Automobile.  To support travel efficiency as well as safety and security, the Company shall make available to Executive a driver and leased or company-owned automobile during the Term for Executive’s business and personal use for up to $156,800 (as of January 1, 2018, as adjusted thereafter to reflect changes in the Consumer Price Index for the New York City metropolitan area) for each twelve (12) month period during the Term.  The Company shall pay for all maintenance, repairs, fuel, insurance and similar costs related to the automobile.

6.The following provision is hereby added to the Employment Agreement as Section 4(i):

 (i)     Air Travel.  It is understood and agreed that, in order to schedule travel more effectively and efficiently for Company related travel than possible by commercial air travel, Executive may choose to travel, at his reasonable determination that such travel will enhance his effectiveness and efficiency in his conduct of Company business, by private aircraft for appropriate Company business purposes. Company will pay on behalf of Executive (or reimburse Executive for) such private air travel, including, in the case of travel on aircraft owned by Executive, at all-in cost in the case of the Executive’s owned aircraft or prevailing market rates if other aircraft is used.  Executive must file expense reports with respect to such expenses in accordance with the Company’s policies.

7.The following provision is hereby added to the Employment Agreement as Section 4(j):
 (j)     Security.  The safety and security of Executive and his family are of utmost concern to the Company.  The Company will support any prudent and reasonable action necessary to ensure the safety and security of Executive and his family, including but not limited to, providing personal security services for Executive and his family as and when required in the reasonable judgment of Executive.  Executive will provide to the Compensation Committee reasonable justification for any expense incurred under this Section 4(j) which exceeds $50,000 in any period of 12 consecutive months, excluding (i) up to $50,000 of cumulative expenses incurred per residence at any time during the Term for security assessment and related installations at his residences and (ii) expenses permitted under Section 4(f) for automobile and driver.

8.Except as expressly amended by this Amendment, all of the terms and provisions of the Employment Agreement are unchanged and remain in full force and effect.  From and after the date of this Amendment, any reference to “this Agreement” or “hereto” in the Employment Agreement and any reference to “the Employment Agreement” in this Amendment or in any other document or instrument executed or delivered in connection therewith or herewith shall be construed as a reference to the Employment Agreement as amended by this Amendment.

9.This Amendment may be executed in any number of counterparts, each of which shall be deemed an original as against any party whose signature appears thereon, and all of which together shall constitute one and the same instrument. This Amendment shall become binding when one or more counterparts hereof, individually or taken together, shall bear the signatures of all of the parties reflected hereon as the signatories. Photographic copies of such signed counterparts may be used in lieu of the originals for any purpose.

[Signature page follows]

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

EMPIRE STATE REALTY TRUST, INC.

                            
/s/ Thomas N. Keltner, Jr.
Name: Thomas N. Keltner, Jr.
Title: Executive Vice President, General Counsel and Secretary

EXECUTIVE

                
/s/ Anthony E. Malkin
Anthony E. Malkinllcagreementoftrcmrc3llc

                LIMITED  LIABILITY COMPANY    AGREEMENT                                     OF                              TRC-MRC   3, LLC       THIS LIMITED  LIABILITY COMPANY  AGREEMENT    OF TRC-MRC  3, LLC is entered into effective as of November / 2018 (the “Effective Date”), by and between TEJON iNDUSTRIAL  CORP., a California corporation (“Tejon”), and MAJESTIC TEJON III, LLC, a Delaware limited liability company (“Majestic”). The capitalized terms used herein shall have the respective meanings assigned to such terms in Article XIV.                                  ARTICLE  I                                FORMATION        1.01   Formation       The Members hereby form a Delaware limited liability company pursuant to the provisions of the Delaware Act and this Agreement. In connection therewith, the Administrative Member, as an authorized person of the Company, shall execute (i) a Certificate of Formation for the Company in accordance with the Delaware Act, which shall be duly filed with the Office of the Delaware Secretary of State, and (ii) an Application to Register a Foreign Limited Liability Company (Form LLC-5), which shall be duly filed with the Office of the California Secretary of State. The Administrative Member shall also execute, acknowledge and/or verify such other documents and/or instruments as may be necessary and/or appropriate to form the Company under the Delaware Act, to continue its existence in accordance with the provisions of the Delaware Act and/or to register, qualify to do business and/or operate its business in California as a foreign limited liability company in accordance with the provisions of the California Act.        1.02   Names and Addresses       The name of the Company is “TRC-MRC 3, LLC.” The registered office of the Company in the State of Delaware shall be at 850 New Burton Road, Suite 201, Dover, Delaware 19904. The name and address of the registered agent for the Company in the State of Delaware shall be National Corporate Research, Ltd., 850 New Burton Road, Suite 201, Dover, Delaware 19904. The name and address of the registered agent for the Company in the State of California shall be Michael Durham, c/o Majestic Realty Co., 13191 Crossroads Parkway North, 6th Floor, City of Industry, California 91746-3497. The principal office of the Company shall be at 13191 Crossroads Parkway North, 6t1Floor, City of Industry, California 91746-3497. The names and addresses of the Members are set forth on Exhibit “A”attached hereto.        1.03   Nature of Business        The express, limited and only purposes for which the Company is to exist are (i) to acquire from Tejon that certain real property consisting of approximately thirty-four and 85/lOOths(34.85) acres of land located within the Tejon Ranch Commerce Center in the County of Kern, State of California, and described more particularly on Exhibit “B” attached hereto (the “Property”), (ii) to develop and construct upon the Property an approximately five hundred   I 197590.08/OC 373745-00003/pdolag 4848-9620-3892.16 

 

seventy-nine thousand forty (579,040) square foot industrial building, together with parking and any and all related on-site and off-site improvements appurtenant thereto (collectively, the “Improvements”), (iii) to own, lease, maintain, manage, finance, refinance, hold for long-term investment, market, sell, exchange, transfer and otherwise realize the economic benefit from the Property and the Improvements (collectively, the ‘Project”), and (iv) to conduct such other activities with respect to the Project as are necessary andlor appropriate to carrying out the foregoing purposes and to do all things incidental to or in furtherance of the above enumerated purposes.        In furtherance of the foregoing terms of this Section 1.03, each Member shall make the contribution to the capital of the Company provided for in Section 3.01(a). Such contributions shall be applied (A) to reimburse each Member (and its Affiliates) for any costs paid by such Member (or Affiliate), andlor (B) to pay directly the costs and expenses incurred by the Company that are set forth in the Pre-Development Budget (as defined in Section 2.06). Any third-party reports, studies or other work product paid for, or reimbursed by, the Company shall be the property of the Company (regardless of whether such reports, studies or other work product was prepared prior to the formation of the Company). If the Executive Committee approves the business plan for the first Business Plan Period pursuant to Section 2.07, then Tejon shall contribute the Property to the Company in accordance with the terms of Section 3.01(b).        1.04   Term of Company        The term of the Company shall commence on the date the Certificate of Formation for the Company is filed with the Office of the Delaware Secretaiy of State, and shall continue in perpetuity, unless dissolved sooner pursuant to Section 12.01. The existence of the Company as a separate legal entity shall continue until the cancellation of the Company’sCertificate of Formation.                                  ARTICLE  II                       MANAGEMENT    OF THE COMPANY        2.01   Formation of Executive Committee               (a)   Executive Committee Matters. Any matter requiring the consent or       approval of the Members under this Agreement shall be made by the Members acting       through an executive committee (the “Executive Committee”) in accordance with the       provisions of this Section 2.01 and Section 2.02. The Executive Committee shall also be       responsible for establishing the policies and procedures to be followed by the       Administrative Member.               (b)   Composition of the Executive Committee. The Executive Committee       shall be composed of four (4) representatives (individually, a “Representative’ and       collectively, the “Representatives”). Each Member shall appoint two (2)       Representatives to the Executive Committee. Tejon hereby appoints Allen Lyda       (“Lyda”) and Joe Rentfro (“Rentfro”) as its initial Representatives. Majestic hereby       appoints Brett Tremaine and Thomas Simmons as its initial Representatives. If the       initial or replacement Representative of any Member ceases to serve, then such Member   1197590.08/OC 373745-00003/pdo/agt 4848-9620-3892.16 

 

      shall replace its Representative with a new Representative. Any replacement      Representative appointed by a Member pursuant to the preceding sentence shall be       subject to the approval of the other Member, which approval shall not be unreasonably       withheld, conditioned or delayed. The authorized number of Representatives on the       Executive Committee may be increased or decreased only with the prior written approval       of both Members.        2.02   Committee Procedures               (a)  Quorum.  A “Quorum” for the Executive Committee shall be the       presence of at least one (1) Representative of each Member. In the absence of a       Quorum, the Representative(s) of the Executive Committee so present may adjourn the       meeting until a Quorum is present. The Executive Committee shall meet at least       quarterly on a day designated by the Administrative Member. The Executive Committee       shall hold such other regularly scheduled meetings as are determined by the       Administrative Member. Meetings shall be held on a Business Day at the principal       office of the Company during normal business hours, unless otherwise agreed to by the       Executive Committee. Notice of any regularly scheduled meeting of the Executive       Conimittee shall be given by the Administrative Member to all of the Representatives no       fewer than ten (10) days and no more than thirty (30) days prior to the date of any such       meeting. Any Representative may participate telephonically in any regular meeting of       the Executive Committee. The attendance of a Representative of the Executive       Committee at a regularly scheduled meeting of the Executive Committee (either in person       or telephonically) shall constitute a waiver of notice of such meeting, except where a       Representative of the Executive Committee attends a meeting for the express purpose of       objecting to the transaction of any business because the meeting was not properly called       or convened. Minutes of the Executive Committee shall not be required to be prepared       or maintained. Resolutions of the Executive Committee, when signed by a Quorum       present at the applicable meeting, shall be binding and conclusive evidence of the       decisions reflected therein and any authorization granted thereby.               (b)   Decisions of the Executive Committee. Subject to Section 2.02(f), all       decisions and actions of the Executive Committee shall require the affirmative vote of       (i) a majority of the Representatives present at such meeting, and (ii) at least one (1)       Representative appointed by each Member at a meeting at which a Quorum is present.               (c)   Special Meetings. Special meetings of the Executive Committee may       be called by or at the request of any Representative and shall be held on a Business Day       at the principal office of the Company. Notice of any such special meeting of the       Executive Committee shall be given by the calling Representative specifying the time of       the meeting to all of the other Representatives no fewer than two (2) Business Days and       no more than ten (10) days prior to the date of such meeting. Any Representative may       participate telephonically in any special meeting of the Executive Committee. The       attendance of a Representative of the Executive Committee at a special meeting of the       Executive Committee (either in person or telephonically) shall constitute a waiver of       notice of such meeting, except where a Representative of the Executive Committee       attends a meeting for the express purpose of objecting to the transaction of any business   1197590.08/OC 373745-00003/pdo/agt 4848-9620-3892.16 

 

     because the meeting was not properly called or convened. The business to be transacted       at, and the purpose of, any special meeting of the Executive Committee need not be       specified in the notice or waiver of notice of such meeting. Notice of any special      meeting may be waived by each Representative of the Executive Committee.               (d)  Telephonic Participation. Representatives of the Executive Committee       may participate in any meetings of the Executive Committee telephonically or through       other similar communications equipment provided that all of the Representatives      participating in such meeting can hear each another. Participation in a meeting pursuant      to the preceding sentence shall constitute presence in person at such meeting for all      purposes of this Agreement.               (e)  Transaction of Business. Provided that notice of a meeting has been       given in the manner set forth herein, a Quorum shall be entitled to transact business at       any meeting of the Executive Committee.               (f)  Actions Without Meetings. Any decision or action required or       pennitted to be taken at a meeting of the Executive Committee or any other decision or       action that may be taken at a meeting of the Executive Committee may be taken without a       meeting if a consent in writing, setting forth the action so taken, is signed by at least       one (1) Representative of each Member, which shall have the same effect as an act taken       at a properly called and constituted meeting with a Quorum of the Executive Committee       at which all of the Representatives of the Executive Committee were present and voting.               (g)  Proxies. Each Representative may authorize one (1) or more       individuals to act for him or her by proxy, but no such proxy shall be voted or acted upon       after sixty (60) days from its date, unless the proxy provides for a longer period. A       proxy shall be irrevocable if it states that it is irrevocable and if, and only as long as, it is       coupled with an interest sufficient in law to support an irrevocable power. A       Representative may revoke any proxy which is not irrevocable by attending the meeting       and voting in person or by filing an instrument in writing revoking the proxy or by       delivering a proxy in accordance with applicable law bearing a later date to the       Administrative Member.               (h)   Limitations on Authority. None of the Members, Representatives or       Officers, without the prior written consent of the Executive Committee, may take any       action on behalf of or in the name of the Company, or enter into any commitment or       obligation binding upon the Company, except for (i) actions expressly authorized by this       Agreement, and (ii) actions by any Member (or Representative or Officer) within the       scope of such Member’s(or Representative’sor Officer’s)authority granted under this       Agreement.               (i)   Compensation. Except as otherwise approved by the Executive       Committee, no Representative shall be entitled to receive any salary, remuneration or       reimbursement from the Company for his or her services as a Representative.   I 197590.08/OC 373745-00003/pdo/agt 4848-9620-3 892. 16 

 

             (j)  Involvement of the Representatives. Each Member shall cause each      Representative appointed by such Member to devote such time as is reasonably necessary      to carry out such individual’sduties and obligations as a Representative of the Executive      Committee.               (k)  Resolving Deadlocks. If the Executive Committee is deadlocked on      any Major Decision (as defined in Section 2.04), then the Representatives shall consult      with one another in a good faith attempt to resolve such deadlock for a period of      sixty (60) days (or such longer period as is unanimously agreed to by the      Representatives). The failure of the Representatives to resolve any such impasse for any      reason prior to the expiration of such sixty (60)-day period shall constitute an “Impasse      Event” under this Agreement (so long as the deadlock that resulted in such impasse      remains unresolved). Prior to the expiration of such sixty (60)-day period (or such      longer period as is unanimously agreed to by the Representatives), neither Member may      elect to commence the buy/sell procedure set forth in Article VIII as result of any      Impasse Event.       2.03    Administrative Member       The Members hereby initially designate Majestic as the “Administrative Member” of the Company. The Administrative Member shall serve as the Administrative Member, unless and until it resigns as provided in Section 2.16(b), is removed pursuant to Section 2.16(c) or ceases to be a member of the Company. The Administrative Member hereby agrees to use its commercially reasonable efforts to carry out the business and affairs of the Company and to devote such time to the Company as is necessary, in the reasonable discretion of the Administrative Member, for the efficient operation of the business and affairs of the Company. Subject to the terms of this Agreement (including Sections 2.04, 2.11, 2.12, 2.13 and 2.14, which assign certain obligations or decision-making authority to Tejon or the Executive Committee), the Administrative Member shall be responsible for (i) preparing and implementing each Approved Business Plan (including, without limitation, each Development Plan, Development Budget, Operating Budget and Marketing Plan contained therein), (ii) implementing the decisions of the Executive Committee, (iii) reporting to the Executive Committee as to the status of the business and affairs of the Company, (iv) managing, supervising, and conducting the day- to-day business and affairs of the Company, (v) managing the accounting and the contract and lease administration for the Project including, without limitation, enforcing the Company’srights and benefits, and causing the Company to perform its duties and obligations, under each lease for space in the Project, and (vi) performing such other services delegated to the Administrative Member under this Agreement including, without limitation, (A) the development and construction management services delegated to the Administrative Member under Section 2.11, (B) the marketing and leasing management services delegated to the Administrative Member under Section 2.13, (C) the property management services delegated to the Administrative Member under Section 2.14, and (D) the reporting and accounting functions delegated to the Administrative Member under Article XI. The Administrative Member may not assign or delegate its duties or obligations under this Agreement without the prior written consent of the Executive Committee.   1197590.08/OC 373745-00003/pdo/agt 4848-9620-3892.16 

 

     2.04    Approval of Major Decisions       Notwithstanding any other provision contained in this Agreement, neither the Administrative Member nor the other Member may cause the Company to undertake, and the prior approval of the Executive Committee shall be required for, any and all of the following matters (collectively, the “Major Decisions”), unless and to the extent such matters have been specifically approved in the applicable Approved Business Plan:               (a)  Approved Business Plans. The approval of each business plan for the       Company (and any material amendment, modification, revision or update thereof)       including each Development Plan, Development Budget, Operating Budget and      Marketing Plan contained therein;               (b)  Construction of Improvements. The development andlor construction       of any improvements including, without limitation, any vertical, horizontal, tenant or       other improvements;               (c)   Sale of Project. The sale, exchange, transfer or other disposition of all       or any portion of the Project (exclusive of any lease of any portion of the Project);               (d)   Lease of the Project. The form and execution of any lease for all or any       portion of the Project including any applicable tenant improvements or any amendment,       modification, extension or termination of any lease for all or any portion of the Project       including any applicable tenant improvements;               (e)   Financing. The procurement of any financing or refinancing (including,       without limitation, any acquisition, development, construction, interim and long-term       financing or refinancing in connection with the Project or the entering into of any       modification, amendment or other agreement of any financing or refinancing);               (f)   Plans and Specifications. Except as previously approved in the       Approved Business Plan, or any change order within the limits of Section 2.04(i), the       approval of the plans and specifications for any tenant improvements or the       Improvements (and any material amendment or material modification thereof);               (g)   Selection and Retention of Architect and Engineer. Except for       Commerce Construction Co., L.P., a California limited partnership (“Commerce”), in its       capacity as architect and structural engineer, the selection andlor retention by the       Company of any other architect or structural engineer in connection with the construction       of any tenant improvements or the Improvements and the terms of any contract entered       into by and between the Company and any such architect or engineer including, without       limitation, any contract entered into by the Company with Commerce (and any       amendment, modification or termination of any contract entered into by the Company       with any architect or engineer);               (h)   Construction Contract. The selection andior retention by the Company       of any general contractor (other than Commerce) and the execution or delivery by the       Company of any construction contract and any amendment, modification or termination   I 197590.08/DC 373745-00003/pdo/agt                 -6- 4848-9620-3892.16 

 

      of any construction contract, but excluding any amendment or modification to the       Construction Contract (as defined in Section 2.10) resulting from any change order       previously approved under Section 2.04(i) below;               (i)   Change Orders. The approval by the Company of any change order       relating to the construction of any tenant improvements or the Improvements if (i) such       change order would cause a material change in the quality of the Improvements, (ii) the       cost of any such change order exceeds Twenty-Five Thousand Dollars ($25,000), or       (iii) the aggregate cost of the change order under consideration, together with all prior       change orders, exceeds One Hundred Thousand Dollars ($100,000);               (j)   Selection and Retention of Replacement Property Manager. The       selection and/or retention by the Company of any property manager that will replace       either the Administrative Member or Tejon as a property manager for the Project and the       execution or delivery by the Company of any property management agreement with any       such replacement property manager and any amendment, modification, extension or       termination of any such property management agreement entered into with any such       replacement property manager;               (k)   Selection and Retention of Attorneys. The selection andlor retention of       any attorney by the Company;               (1)   Expenditures Outside of Budgets. The making of any expenditure by       the Company that is not specifically included or contemplated under any Approved       Business Plan for the Company, other than as permitted under Section 2.08 andlor       Section 2.09;               (m)   Contracts with Affiliates. Except as provided in Sections 2.10, 2.11,       2.12, 2.13, 2.14 and 2.15, the entry into by the Company of any contract with or       otherwise making any payment to any Member or any Affiliate of any Member and with       respect to any such contract, the making of any material amendment, modification,       extension and/or rescission thereof; the declaration of a default thereunder; the institution,       settlement and/or compromise of a claim with respect thereto; the waiver of any rights of       the Company against the other party(ies) thereto; or the consent to the assignment of any       rights and/or the delegation of any duties by the other party(ies) thereto;               (n)   Material Agreements. Except as provided in the Approved Business       Plan, the execution or delivery by the Company of any agreement obligating the       Company to pay an amount of more than One Hundred Thousand Dollars ($100,000) and       any amendment, modification, extension or termination of any such agreement,       including, without limitation, any agreement providing for the payment of any       commission, fee or other compensation payable in connection with the sale of all or any       portion of the Project;               (o)   Rebuild. The election to rebuild all or any portion of the Project       following a casualty in any case where the Company has the right to elect whether or not       to rebuild under the applicable agreements to which the Company is a party;    1197590.08/OC 373745-00003/pdo/agt                 —7— 4848-9620-3892.16 

 

             (p)  Press Release. The making of any press release for any purpose      relating to the Company or the Project;               (q)  Employees. The hiring of any employee by the Company;               (r)  Taxes and Accounting. The selection or changing of the Company’s      depreciation or other tax accounting methods or elections, changing the Fiscal Year or      taxable year of the Company, or making any other material decisions with respect to the      treatment of various transactions for accounting or tax purposes that may adversely affect      the Members;               (s)  Confess Judgments. The confession of ajudgment against the       Company for an amount that exceeds Fifty Thousand Dollars ($50,000); the payment,       compromise, settlement or other adjustment of any claims against the Company for an       amount that exceeds Fifty Thousand Dollars ($50,000); or the commencement or       settlement of any legal actions or proceedings brought by or against the Company if the       amount in dispute with respect to such action or proceeding exceeds Fifty Thousand       Dollars ($50,000);               (t)   Loans. The lending of any funds by the Company to any Member or       any Affiliate thereof or to any third party, or the extension by the Company of credit to       any Person on behalf of the Company;               (u)   Guaranty. The execution or delivery of any document or agreement       that would cause the Company to become a surety, guarantor, endorser, or       accommodation endorser for any Person, except to the extent such guaranty or       endorsement is included in the then applicable Approved Business Plan;               (v)   Bankruptcy. Any of the following: (i) the filing of any voluntary       petition in bankruptcy on behalf of the Company; (ii) the consenting to the filing of any       involuntary petition in bankruptcy against the Company; (iii) the filing by the Company       of any petition seeking, or consenting to, the reorganization or relief under any applicable       federal or state law relating to bankruptcy or insolvency; (iv) the consenting to the       appointment of a receiver, liquidator, assignee, trustee, sequestrator (or other similar       official) of the Company or a substantial part of the Company’sproperty; (v) the making       of any assignment by the Company for the benefit of creditors; (vi) the admission in       writing of the Company’sinability to pay its debts generally as they become due; or       (vii) the taking of any action by the Company in furtherance of any such action;               (w)   Admission and Withdrawals. Except as permitted pursuant to       Article VI, Article VII and Article VIII, the admission or withdrawal of any Member into       or from the Company;               (x)   Merger or Consolidation. The entry into by the Company of any       merger, consolidation or other material corporate transaction;               (y)   Acquisition of Property. The acquisition of any property by the       Company (other than the Property) and the terms and conditions for any such acquisition;   I 19759008/CC 373745-OO003/pdo/at 4848-9620-3892.16 

 

             (z)  Purpose. The modification or change in the business purpose of the       Company;               (aa) Amendments to the Agreement. Any amendment to this Agreement       (other than amendment reflecting the admission or withdrawal of a Member in       accordance with the provisions of Articles VI, Article VII and Article VIII);               (bb) Engaging in Other Businesses. The engagement of the Company in any       business or activity outside the scope of the Company’sbusiness set forth in this       Agreement;               (cc)  Dissolution. Except as required by this Agreement, the dissolution or       Liquidation of the Company;               (dd)  Acts in Contravention. Any act in contravention of this Agreement; and               (ee)  Other Matters. Any other decision or matter described as a Major       Decision in this Agreement.        Without limiting the generality of the foregoing provisions of this Section 2.04, neither the Administrative Member nor the other Member shall undertake any action, expend any sum, make any decision, give any consent, approval or authorization or incur any obligation with respect to any of the foregoing Major Decisions, unless and until such matter has been approved by the Executive Committee (or such matter has been specifically approved in the then applicable Approved Business Plan). Each Representative of the Executive Committee may withhold its approval of any Major Decision in such Representative’ssole and absolute discretion, except for the Major Decisions described in Sections 2.04(a), (d), (e), (f), (g), (i) and (j) (for which such approval shall not be unreasonably withheld, delayed or conditioned).        Notwithstanding anything to the contrary in this Agreement, either Member may, without prior approval of the Executive Committee, take any action reasonably necessary to protect life or property, in the event of an emergency where it is impractical to obtain such prior approval; provided that the Member taking the action shall use its best efforts to advise the Representatives as soon as possible of the nature of the emergency and the emergency actions taken.        2.05   Consents and Approvals        Either Member may seek the approval of the Executive Committee with respect to any proposed matter set forth in Section 2.04 by delivering written notice to the Representatives describing such proposed action in sufficient detail so as to enable the Representatives to exercise an informedjudgment with respect thereto. Such notice shall constitute a call for a special meeting of the Executive Committee as provided in Section 2.02(c) and shall specify a time for the meeting and shall be deemed a notice by the requesting Member’sRepresentatives for purposes of Section 2.02(c). The Executive Committee shall then meet and either approve or disapprove the proposed action. The Representative(s) of the other Member shall set forth their reasons if they disapprove such action, or may approve the requested action without a meeting as provided in Section 2.02(f). If the Executive Committee fails to meet or otherwise approve the requested action (as provided herein) on or before the expiration of the Response   1197590.08/OC 373745-00003/pdo/agt                 -9- 4848-9620-3892.16 

 

Period, then it shall be conclusively presumed to have disapproved such action. The term “Response Period” means (i) if a response time is expressly set forth in this Agreement, then the period of time during which the Member is required to respond, or (ii) if no response time period is expressly set forth in this Agreement, then five (5) Business Days following the effective date of the written notice describing any proposed action requiring the consent or approval of such Member.        2.06   Pre-Development Budget        The Members have approved a pre-development budget (the “Pre-Development Budget”) for the Company, which is set forth on Exhibit “C” attached hereto. The Pre Development Budget sets forth the pre-development costs and expenses incurred by the Members from and after September 12, 2018, through the Effective Date and the projected pre development costs and expenses that will be incurred by the Company after the Effective Date. The pre-development costs and expenses include costs and expenses for the due diligence investigation and review of the Property and costs and expenses to obtain the approvals necessary to prepare the Development Plan and Development Budget. The Administrative Member shall not cause the Company to incur any costs or expenses in connection with the pre development of the Project, unless such costs and expenses are set forth in the Pre-Development Budget (or the Executive Committee otherwise approves such costs or expenses in its sole and absolute discretion). In addition, no Member shall be reimbursed by the Company for any costs or expenses incurred in connection with the pre-development of the Project, except to the extent such costs and expenses are set forth in the Pre-Development Budget (or the Executive Committee otherwise approves such costs or expenses in its sole and absolute discretion).        2.07   Approved Business Plan        Within one hundred fifty (150) days following the execution and delivery of this Agreement, Majestic shall prepare and submit to the Executive Committee for its review and approval the annual business plan for the Company’sfirst Business Plan Period. If Majestic does not deliver the annual business plan for the first Business Plan Period to the Executive Committee within such one hundred fifty (150)-day period, then Tejon shall have the right, in its sole and absolute discretion, at any time thereafter, to elect to dissolve the Company by delivering written notice of such election to Majestic in accordance with the terms of Section 12.01(a) (provided such right shall terminate if and when the Executive Committee approves the initial business plan for the Company). If Majestic timely delivers the annual business plan to the Executive Committee for the Company’sfirst Business Plan Period, but the Executive Committee does not approve such business plan for any reason on or prior to the first anniversary of the Effective Date, then each Member shall have the right, in its sole and absolute discretion, at any time thereafter, to elect to dissolve the Company by delivering written notice of such election to the other Member in accordance with the terms of Section 12.01(b) (provided such right shall terminate if and when the Executive Committee approves the initial annual business plan). Within three (3) Business Days following the approval of the initial annual business plan, the Executive Committee and Tejon shall execute and deliverthat certain Contribution Agreement and Joint Escrow Instructions in the form attached hereto as Exhibit ]   (the “Contribution Agreement”).   1197590.08/OC 373745-00003/pdo/agt                 10 4848-9620-3892.16 

 

     On or before the Applicable ABP Date (as defined below), the Administrative Member shall submit a new annual business plan for each ensuing Business Plan Period to the Executive Committee for its review and approval. Each annual business plan shall include, without limitation, (i) a narrative description of the proposed objectives and goals for the Company, which shall include a description of any major transaction to be undertaken by the Company for such Business Plan Period (or other period); (ii) for the first Business Plan Period, a Development Plan and Development Budget as described in Section 2.08 for the Improvements; (iii) for the second Business Plan Period, the status of the construction of the Improvements; (iv) following the Project Stabilization Date (as reasonably determined by the Administrative Member), a revised Operating Budget, as more particularly described in Section 2.09 below; (v) a Marketing Plan as described in Section 2.13 for the Improvements; and (vi) such other items as are reasonably requested by either Member. The term “Applicable ABP Date” means (A) with respect to the Company’ssecond Business Plan Period, thirty (30) days after the start of such second Business Plan Period; (B) with respect to the Company’s third Business Plan Period, the later of(l) thirty (30) days after the start of the Company’s second Business Plan Period, or (2) ninety (90) days prior to the start of such third Business Plan Period; and (C) with respect to all subsequent Business Plan Periods, ninety (90) days prior to the start of each such Business Plan Period.        Each new annual business plan shall be subject to the review and approval of the Executive Committee. The annual business plan for the applicable Business Plan Period (or other period) that is approved by the Executive Committee is referred to as the “Approved Business Plan.” The Company shall pay all reasonable third-party out-of-pocket costs incurred by either Member or directly by the Company in preparing each proposed annual business plan, including any costs of doing the investigations and obtaining necessary approvals for construction of the Improvements called for in the Development Plan to the extent set forth in the Pre-Development Budget, whether or not the annual business plan for the first Business Plan Period is ultimately approved by the Executive Committee.        2.08   Development and Construction of Improvements        The Approved Business Plan for the Company’sfirst Business Plan Period shall include a plan for the development and construction of the Improvements (the “Development Plan”) and a development budget (the “Development Budget”) setting forth the projected costs and expenses estimated to be incurred by the Company in connection with the development and construction of the Improvements. The Development Plan for the Improvements shall include, without limitation, the architectural design for the Improvements, the plans and specifications for such Improvements, a development schedule for the Improvements, the projected dates for the commencement and completion for the Improvements and any fees that the Members (and/or any Affiliates or representatives thereof) are entitled to receive as consideration for providing services to the Company in connection with the development and construction of the Improvements.        The Development Budget shall set forth on an itemized basis all of (i) the estimated hard and soft construction costs to be incurred by the Company in developing and constructing the Improvements pursuant to the Development Plan, and (ii) a projection setting forth the estimated revenues, expenses and net operating income (or loss) for the Project for the period commencing   I 197590.08/OC 373745-00003/pdo/agt                —11— 4848-9620-3 892. 16 

 

as of the substantial completion of the Project through the Project Stabilization Date. The Administrative Member shall have the right, power and authority without the consent of the other Member (A) to apply up to fifty percent (50%) of the contingency line item and any line item cost savings to other line items, and (B) to cause the Company to incur expenditures in excess of any line item, provided that any such expenditure does not exceed, in the case of a change order, the limit specified in Section 2.04(i), or otherwise such line item by more than the lesser of (1) ten percent (10%) of such line item, or (2) Twenty-Five Thousand Dollars ($25,000), after the application of any contingency line item andlor cost savings. The Administrative Member shall also have the right, power and authority to incur actual expenditures on behalf of the Company (with Company funds) for (a) any of the items set forth in any approved Development Budget, as the same may be adjusted in accordance with the foregoing provisions of this Section 2.08, and (b) any items outside of an approved Development Budget provided such item does not exceed Twenty-Five Thousand Dollars ($25,000) alone or all of such expenditures do not exceed One Hundred Thousand Dollars ($100,000) in the aggregate, without the further consent of the other Member.        2.09   Operating Budget        Within thirty (30) days after the Project Stabilization Date, the Administrative Member shall prepare an operating budget (“Operating Budget”), which shall include, without limitation, on a detailed itemized basis for the Project and the Company, (i) all anticipated receipts projected for the period of such Operating Budget and all anticipated expenses, by category, for the Company (including, without limitation, all repairs and capital expenditures projected by the Administrative Member to be incurred during such period), (ii) the anticipated Cash Flow reserves projected to be required for such period, and (iii) a projection setting forth the estimated annual revenues, expenses and net operating income (or loss) expected to be inculTedfor the ensuing Business Plan Period, which shall be updated to compare the actual results to the projected results set forth in the prior Operating Budget. The Operating Budget shall also include a detailed description of such other information, contracts, agreements and other matters reasonably necessary to inform the Members of all matters relevant to the operation, management, maintenance, leasing and sale of the Project (or any portion thereof) or as may be reasonably requested by any Member. The Administrative Member shall have the right, power and authority without the consent of the other Member (A) to apply up to fifty percent (50%) of the contingency line item and any line item cost savings to other line items, and (B) to cause the Company to incur expenditures in excess of any line item, provided that any such expenditure does not exceed such line item by more than ten percent (10%), after the application of any contingency line item or cost savings. The Administrative Member shall also have the right, power and authority to incur actual expenditures on behalf of the Company (with Company funds) for (1) any of the items set forth in any approved Operating Budget, as the same may be adjusted in accordance with the foregoing provisions of this Section 2.09, and (2) any items outside of an approved Operating Budget provided such item does not exceed Fifty Thousand Dollars ($50,000) alone or in the aggregate, without the further consent of the other Member.        2.10   Construction Contract        The Company shall hire Commerce, which is an Affiliate of Majestic, to act as the design builder for the construction of the Improvements (the “Design-Builder”) pursuant to a   1197590.08/DC 373745-00003/pdo/agt                 12  4848-9620-3 892 . 16 

 

guaranteed maximum price construction contract to be entered into by and between the Company and the Design-Builder substantially in the form attached hereto as Exhibit “E”(the “Construction Contract”). All major subcontractors hired for the construction of the Improvements shall be subject to the approval of the Executive Committee, which approval shall not be unreasonably withheld, delayed or conditioned. Majestic shall provide Tejon with a copy of each bid received from each subcontractor on the date Majestic provides Tejon the final construction pricing.        Pursuant to the terms of the Construction Contract, the Company shall pay to the Design- Builder a fee equal to (A) three percent (3%) of the total Applicable Construction Costs for rendering the architectural and structural engineering services described in the Construction Contract, and (B) five percent (5%) of the total Applicable Construction Costs as compensation for rendering the design builder and other services described in the Construction Contract. The term “Applicable Construction Costs” means the actual “hard” and “soft”costs actually incurred by the Design-Builder in connection with the construction of the Improvements, subject to the guaranteed maximum price.        2.11   Development and Construction Management Services        The Administrative Member shall be responsible for (i) interviewing and recommending the environmental consultants, architects, soil engineers, civil engineers and other consultants, specialists and experts (collectively, the “Consultants”) to be hired by the Company at the Company’scost in connection with the development and construction of the Improvements, (ii) reviewing and evaluating proposed contracts between the Company and each Consultant, and (iii) negotiating such proposed contracts (it being understood that all contracts shall be required to be approved by the Executive Committee and executed by the Company). Notwithstanding the foregoing, the Company shall use its reasonable efforts to hire from among those Consultants identified on Exhibit “F” attached hereto to provide the services that such Consultants have historically provided for the Property (with the fmal decision on which Consultants to hire being reasonably determined by the Executive Committee). The Administrative Member shall also be responsible for coordinating and supervising the services to be provided by each such Consultant. Without limiting the generality of the foregoing, the Administrative Member shall work closely with the architects hired by the Company to prepare and process the plans and specifications for the Improvements. In addition to the above services, the Administrative Member shall also supervise the development and construction of the Improvements.        Tejon shall assist in the general construction oversight activities and will coordinate with Commerce to address any construction related issues and matters. In addition, Tejon will take the lead role in meeting with Kern County and other municipalities and local authorities/agencies to obtain any necessary permits, entitlements, consents and other approvals necessary to construct the Improvements on the Property.        As consideration for providing the development services described in this Section 2.11, the Company shall pay to the Members a development fee (“Development Fee”) equal to four percent (4%) of the “hard costs” actually incurred in connection with the development and construction of the Improvements. The Development Fee shall be paid and earned on the first day of each calendar month based upon the “hard costs” incurred by the Company in the   1197590.08/OC 373745-00003/pdo/agt                —13— 4848-9620-3892.16 

 

preceding calendar month. The Administrative Member shall be entitled to receive seventy-five percent (75%) of the Development Fee and Tejon shall be entitled to receive twenty-five percent (25%) of the Development Fee. As consideration for providing the construction management services described in this Section 2.11, the Company shall pay to Tejon a construction management fee equal to one percent (1%) of the Applicable Construction Costs incurred in connection with the development and construction of such Improvements.       2.12    Master Developer Work       Tejon shall be obligated to perform in accordance with the Development Plan the work described on Exhibit “G” attached hereto (the “Master Developer Work”), at Tejon’ssole cost and expense, in connection with the contribution of the Property to the Company, to the extent reasonably necessary for the development of the Improvements. Prior to commencing the Master Developer Work, (i) the Executive Committee shall reasonably agree upon the location of all utility connections and the ingress and/or egress improvements to be constructed as part of the Master Developer Work, and (ii) Tejon shall provide Majestic with a copy of the plans and specifications for any ingress and/or egress improvements to be constructed as part of the Master Developer Work for the review and input of Majestic; provided, however, the Executive Committee shall have the right to approve such plans and specifications (which approval shall not be unreasonably withheld, delayed or conditioned). Subject to any delays permitted by Section 13.23, Tejon shall be obligated (A) to perform the Master Developer Work in a coordinated manner consistent with the schedule in the Development Plan such that the Project can be completed in accordance with the Development Plan by the Project’sscheduled completion date, and (B) in compliance with all required permits from the local government authority. Tejon shall provide Majestic with monthly updates of the Master Developer Work, which has been performed or is contemplated to be performed in the future.        2.13   Marketing and Leasing Management        The Administrative Member shall be responsible for preparing a marketing plan for the Project and negotiating leases for the Project with the assistance of, and in coordination with, the other Member. The marketing plan shall be submitted by the Administrative Member to the Executive Committee for its review and approval not later than thirty (30) days following the Initial Contribution Date (as defined in Section 3.01(b)), which approval shall not be unreasonably withheld, delayed or conditioned. Each marketing plan that is approved by the Executive Committee is hereinafter referred to as the “Marketing Plan.” The Marketing Plan shall describe in reasonable detail (i) the types of proposed users and buyers for the Project, (ii) the marketing, leasing and sales objectives and a timeline for accomplishing such objectives, and (iii) such other information regarding the marketing of the Project as is reasonably requested by the Executive Committee. The Administrative Member shall be responsible for implementing each Marketing Plan on behalf of the Company (provided the Company shall pay all third-party out-of-pocket costs and expenses inculTedin connection with the implementation of each such Marketing Plan). The Marketing Plan shall be updated by the Administrative Member on a quarterly basis and submitted to the Executive Committee for its review and approval, which approval shall not be unreasonably withheld, delayed or conditioned. Notwithstanding the foregoing, if the Project is fully leased, then the Administrative Member shall not be required to update the Marketing Plan prior to the date that is one (1) year prior to   I197590.0810C 373745-00003/pdo/agt                —14— 4848-9620-389216 

 

the expiration of the earliest of such leases to expire (unless otherwise requested to do so by the other Member).        2.14   Property Management        The Administrative Member and the other Member shalljointly act as the property manager for the Project. In its capacity as a property manager for the Project, the Administrative Member shall be responsible for managing the accounting and the contract and lease administration for the Project including, without limitation, enforcing the Company’srights and benefits, and causing the Company to perform its duties and obligations, under each lease entered into with respect to the Project. In its capacity as a property manager for the Project, Tejon shall be responsible for the repair and maintenance of the Project and customer service. Tejon may not assign or delegate its duties or obligations under this Section 2.14 without the prior written consent of the Executive Committee. As compensation for rendering the services described in this Section 2.14, (i) each Member shall be reimbursed for the reasonable third-party out-of-pocket costs incurred by such Member in rendering such services, and (ii) the Company shall pay to each Member a fee (the “Property Management Fee) equal to one and 5/lOths percent (1.5%) of the gross receipts received by the Company from the operation of the Project. The Property Management Fee shall be earned as the management services are rendered and paid on the first day of each calendar month based upon the gross receipts received by the Company in the preceding calendar month. If the Administrative Member ceases to provide the property management services it is required to render under this Section 2.14 and Tejon thereafter provides such services, then the Property Management Fee that is otherwise payable to Majestic for the rendering of such services shall thereafter be paid to Tejon. If Tejon ceases to provide the property management services it is required to render under this Section 2.14 and Majestic thereafter provides such services, then the Property Management Fee that is otherwise payable to Tejon for the rendering of such services shall thereafter be paid to Majestic.        2.15   Authority with Respect to the Affiliate Agreements        Notwithstanding any other provision of this Agreement including, without limitation, Sections 2.01, 2.02, 2.03 and 2.04, Tejon or Majestic, as the case may be, shall have the sole right, power and authority, in its sole and absolute discretion and without the consent or approval of the other Member (the “Affiliated Member”), (i) to cause the Company to enforce its rights under any contract or other agreement entered into by the Company with the Affiliated Member andlor any Affiliate thereof (collectively, the “Affiliate Agreements”) following any breach by the Affiliated Member andlor any Affiliate thereof under any such Affiliate Agreement, (ii) to make all decisions on behalf of the Company with respect to any amendment, modification, rescission, extension, andlor termination under any Affiliate Agreement, (iii) to detennine the existence of any default under any Affiliate Agreement and to cause the Company to declare any such default following any breach by the Affiliated Member andlor any Affiliate thereof under such Affiliate Agreement, (iv) to cause the Company to institute, settle andlor compromise any claim under any Affiliate Agreement against the Affiliated Member andlor any Affiliate thereof, (v) to cause the Company to waive any rights of the Company against the Affiliated Member andlor any Affiliate thereof under any Affiliate Agreement, and (vi) to cause the Company to consent to the assigmnent of any rights and/or the delegation of any duties by the Affiliated Member and/or any Affiliate thereof under any Affiliate Agreement. Majestic or Tejon, as the   1l97590.0810C 373745-00003/pdo/agt                —15— 4848-9620-3892.16 

 

case may be, shall cooperate in good faith with the other Member in the exercise by the other Member of the foregoing rights and actions under the Affiliate Agreements. For the avoidance of any doubt, the Members acknowledge that the Construction Contract to be entered into by the Company and Commerce constitutes an Affiliate Agreement under this Agreement (as a result of Commerce being an Affiliate of Majestic).        2.16   Election, Resignation, Removal of the Administrative Member               (a)  Number, Term and Qualifications. The Company shall have one (1)       Administrative Member. Unless it resigns (pursuant to the terms of this Agreement), is       removed or ceases to be a member of the Company, the Administrative Member shall       hold office until a successor shall have been elected and qualified. Unless the       Administrative Member resigns or is removed pursuant to Section 2.16(c), a new       Administrative Member may not be appointed without the approval of the Executive       Committee.               (b)   Resignation. The Administrative Member may resign upon no less than       one hundred twenty (120) days prior written notice to the other Member. Except as set       forth below in Section 2.16(d), any resignation of the Administrative Member in       accordance with the terms of this Section 2.16(b) shall not affect the Administrative       Member’srights as a member of the Company, and shall not constitute a withdrawal of       the Administrative Member as a member of the Company.               (c)   Removal. The Administrative Member (or any successor       administrative member) may be removed following the occurrence of a Just Cause Event,       by written notice (“Removal Notice”) from the other Member to the Administrative       Member within forty-five (45) days following the date such Member first becomes aware       of such Just Cause Event. The Removal Notice shall specify in reasonable detail the Just       Cause Event giving rise to the removal. For purposes of this Section 2.16(c), “Just       Cause Event” shall mean:                     (i)  Breach of Agreement. The breach of any material covenant,             duty or obligation under this Agreement by the Administrative Member if (i) the             Administrative Member has received written notice from the other Member of the             breach describing such breach in reasonable detail, and (ii) (A) the breach is not             reasonably susceptible of being cured, or (B) if the breach is reasonably             susceptible of being cured (1) the Administrative Member has failed to commence             the cure or remedy of the breach within fifteen (15) days following the effective             date of the notice, or (2) failed to complete the cure or remedy within a reasonable             period of time (not to exceed sixty (60) days following the effective date of such             notice, unless the cure or remedy cannot be reasonably completed within such             sixty (60)-day period and the Administrative Member fails to diligently proceed             with the cure or remedy to completion within an additional forty-five (45) days             following the expiration of such initial sixty (60)-day period);                     (ii)  Fraud, Willful Misconduct, Gross Negligence, Etc. The fraud,             willful misconduct, gross negligence or conviction of a crime involving moral   I 197590.08/OC 373745-00003/pdo/agt                 16  4848-9620-3892 . 16 

 

           turpitude by the Administrative Member (other than any misappropriation of            funds described in clause (iii) below); or                    (iii) Misapnroyriation of Funds. Any misappropriation of funds by            the Administrative Member provided that if such misappropriation of funds is            comniitted by an employee of the Administrative Member, then such event shall            not constitute a Just Cause Event if, within ten (10) Business Days after being            notified in writing of such event, the Administrative Member makes full            restitution to the Company of all damages caused by such event and terminates            the employment of such employee.               (d)  Rights Following Resignation or Removal. Upon the resignation of an       Administrative Member or the removal of a member as the Administrative Member in       accordance with Section 2.16(c), (i) the resigned or removed Member shall be relieved of       its duties as Administrative Member under this Agreement including, without limitation,       the duty to provide the development management, marketing and property management       services described in Sections 2.11, 2.13 and 2.14, (ii) the other Member shall have the       right, power and authority to designate each replacement Administrative Member (which       may be the other Member (including a member, which previously served as the       Administrative Member), any Affiliate of the other Member andlor any other Person) to       replace the Member that has resigned or been removed as the Administrative Member (or       any replacement Administrative Member) and such replacement Administrative Member       shall have all of the rights, duties and obligations of the Administrative Member under       this Agreement (including, without limitation, the right to receive any fees or other       amounts payable to the Administrative Member under this Agreement following such       resignation or removal for services that are thereafter provided by the replacement       Administrative Member), and (iii) the other Member may terminate any or all of the       Affiliate Agreements entered into with the Administrative Member or any Affiliate       thereof andlor hire at the expense of the Company a new development manager,       marketing director and/or property manager including, without limitation, any Affiliate of       such other Member which is qualified to render the services previously provided by the       resigned or removed Member.               (e)   No Adjustment to Percentage Interests. Except as provided in       Section 2.16(d), if a Member resigns or is removed as the Administrative Member, then       the Percentage Interests of the Members shall not be adjusted and the removed       Administrative Member shall retain all of its rights, duties and obligations of a member       under this Agreement (other than any rights, duties and/or obligations as the       Administrative Member).        2.17   Officers               (a)   Appointment of Officers. The Executive Committee may appoint, and       delegate authority to, officers (lOfficers) of the Company at any time. The Officers of       the Company may include, without limitation, a Chief Executive Officer, President, Chief       Financial Officer, Chief Operating Officer, Senior Vice President, Vice President,       Assistant Vice President, Secretary and Assistant Secretary. Any individual may hold   I 197590.08/DC 373745-00003/pdo/agt                —17— 4848-9620-3892.16 

 

      any number of offices. Unless the Executive Committee otherwise determines in its sole       and absolute discretion, (i) if the title assigned to any Officer is one commonly used for       officers of a business corporation formed under the Delaware General Corporation Law,       then the assignment of such title shall constitute the delegation to such person of the       rights, powers, duties, obligations and authority that are normally associated with that       office, and (ii) no Officer shall receive any salary or other compensation for acting as an       Officer of the Company. Any delegation pursuant to this Section 2.17(a) may be       revoked at any time by the Executive Committee. The Officers shall serve at the       pleasure of the Executive Committee.               (b)  Removal of Officers. Any Officer may be terminated, either with or       without cause, by the Executive Committee at any time. Any Officer may resign at any       time by giving written notice to the Executive Committee. Any resignation shall take       effect as of the effective date of any such notice or at any later time specified in such       notice; and, unless otherwise specified in that notice, the acceptance of the resignation       shall not be necessary to make it effective. A vacancy in any office because of death,       incapacity, resignation, removal, disqualification or any other cause shall be filled, if at       all, in the manner prescribed in this Agreement for regular appointments to that office.        2.18   Treatment of Payments        For financial and income tax reporting purposes, any and all fees paid by the Company to any Member andlor any Affiliate thereof shall be treated as expenses of the Company and, if paid to any Member, as guaranteed payments within the meaning of Section 707(c) of the Code. To the extent all or any portion of any fee is not paid in full prior to the Liquidation of the Company, such unpaid portion of such fee shall constitute a debt of the Company payable upon such Liquidation. The Members acknowledge and agree that any fee paid to any Member (andlor any Affiliate thereof) in accordance with the terms of this Agreement shall constitute the sole and exclusive property of such recipient Member (andlor such Affiliate), and the other Member shall not have any rights thereto or interests therein.        2.19   Reimbursement and Fees        On the Initial Contribution Date, each of Tejon and Majestic shall be reimbursed for the pre-development third-party out-of-pocket costs and expenses incurred by such Member (and any Affiliate thereof) to the extent such costs and expenses are set forth in the Pre-Development Budget (or such reimbursement is otherwise approved by the Executive Committee in its sole and absolute discretion). In furtherance of the foregoing, each Member hereby represents and warrants that such Member andlor one (1) or more of its Affiliates has actually incurred the costs and expenses to be reimbursed to such Member pursuant to this Section 2.19. Except as expressly provided in this Agreement, the Construction Contract, the Pre-Development Budget or otherwise agreed to in writing by the Executive Committee, including, without limitation, pursuant to the terms of any Approved Business Plan, none of the Members (or their respective Affiliates andlor other representatives) shall be paid any compensation for rendering services to the Company or otherwise be reimbursed for any costs and expenses incurred by such Member (andlor any Affiliate or representative thereof) on behalf of the Company. Without limiting the generality of the foregoing, neither Member nor any Affiliate thereof shall be reimbursed for any   1197590.08/OC 373745-00003/pdo/agt                 18 4848-9620-3892.16 

 

general and administrative costs and expenses incurred by such party, and any costs incurred by Tejon in creating the legal parcel or parcels comprising the Property shall not be subject to reimbursement. Any request for reimbursement by any Member pursuant to this Section 2.19 shall be accompanied by supporting documentation and shall be made within forty-five (45) days after the date such expenses are incurred by such Member. Any such reimbursements shall not reduce such Member’sCapital Account or Unretumed Contribution Account.       2.20    Insurance       The Administrative Member shall cause the Company to purchase and maintain (at the expense of the Company) a commercial general liability insurance policy, a builder’s risk insurance policy and a property insurance policy in such amounts as are reasonably determined by the Executive Committee and such other insurance as may be requested from time to time by the Executive Committee. The cost of any insurance policies maintained by the Company pursuant to this Section 2.20 shall be an expense of the Company and shall be included in the Development Budget or the Operating Budget.                                 ARTICLE   III                   MEMBERS’CONTRIBUTIONS     TO COMPANY        3.01   Initial Contributions of the Members        The initial capital contributions of the Members shall be made as follows:               (a)   Upon Execution. Concurrently with the execution and delivery of this       Agreement, each of Tejon and Majestic shall make an initial cash contribution of One       Hundred Thousand Dollars ($100,000) to the capital of the Company. Each Member’s       Capital Account and Unreturned Contribution Account shall be credited by such amount       on the date such contribution is made.               (b)   Upon Initial Contribution Date. Upon the date that Tejon is required to       contribute the Property to the Company pursuant to the Contribution Agreement (the       “Initial Contribution Date”), Tejon shall assign, transfer and contribute to the capital of       the Company, Tejon’sentire fee interest in and to the Property (subject to all liens,       encumbrances and other permitted exceptions to title approved under the Contribution       Agreement) at an agreed upon value (net of all such approved liens, encumbrances and       permitted exceptions) of Four Dollars ($4.00) per square foot of the net usable land area,       reduced by the lien for property taxes not yet payable and adjusted for any other       prorations in the manner described below and any other items agreed to by Tejon and       Majestic under the Contribution Agreement (the “Agreed Value”). The Agreed Value       shall be reduced by the amount of any net prorations and credits charged to Tejon under       the Contribution Agreement and increased by the amount of any net prorations and       credits charged to the Company under the Contribution Agreement. The Agreed Value       of the Property prior to any adjustment for real property taxes not yet payable, prorations       and credits will equal approximately Five Million Eight Hundred Fifty-Four Thousand       Four Hundred Sixty-Four Dollars ($5,854,464) (i.e., (Total Acreage of 33.60 acres x       43,560) x $4.00 = $5,854,464). Tejon’sCapital Account and Unreturned Contribution   1197590.08/OC 373745-00003/pdo/agt                —19— 4848-9620-3892.16 

 

     Account shall each be credited by an amount equal to the Agreed Value on the date the      Property is contributed to the Company. The foregoing assignment, transfer and      contribution shall be made in accordance with the terms and conditions set forth in the      Contribution Agreement.               (c)  Contribution of Reports. Concurrently with the execution and delivery      of this Agreement, each of Tejon and Majestic hereby assigns its entire right, title and      interest in and to all of the reports, studies or other work product obtained by such      Member after September 12, 2018. Each Member shall be reimbursed for the third-party      out-of-pocket costs and expenses incurred by such Member in obtaining such reports,      studies and other work product in accordance with Sections 1.03 and 2.19. As such,      neither Member’sCapital Account or Unreturned Contribution Account shall be credited      as a result of any contribution that is made by such Member pursuant to this       Section 3.01(c).        3.02   Additional Capital Contributions        If the Company has insufficient funds to meet its current or projected financial requirements (a “Shortfall”), then the Administrative Member shall give written notice (the “Capital Call Notice”) of such Shortfall to the other Member. The Contribution Notice shall summarize, with reasonable particularity, the Company’sactual and projected cash obligations, cash on hand, projected sources and amounts of future Cash Flow and a contribution date (“Additional Contribution Date”) (which shall not be less than ten (10) Business Days following the effective date of such notice) upon which each Member shall be obligated to contribute to the capital of the Company, in cash, such Member’sPercentage Interest of the funds necessary to satisfy such Shortfall. If the Company has a Shortfall and the Administrative Member fails to deliver a Capital Call Notice so that the Company may timely satisfy any such Shortfall, then the other Member may deliver the Capital Call Notice pursuant to this Section 3.02. Any and all amounts contributed to the capital of the Company by any Member pursuant to this Section 3.02 shall be credited to such Member’sCapital Account and Unreturned Contribution Account on the date any such contribution is made.               (a)   Contributions Prior to the Satisfaction of the Equalization Condition.       Prior to the satisfaction of the Equalization Condition, Majestic shall be obligated to       contribute one hundred percent (100%) of any amount required to enable the Company to       satisfy each Shortfall. The term “Equalization Condition” means the first date that the       balance standing in Majestic’sUnreturned Contribution Account equals the balance       standing in Tejon’sUnreturned Contribution Account. If Majestic fails to contribute       timely all or any portion of the additional capital Majestic is required to contribute       pursuant to this Section 3.02(a), then Tejon may, in its sole and absolute discretion, elect       to pursue (i) any and all rights andlor remedies available at law, in equity or otherwise       against Majestic, and (ii) all of the rights and remedies set forth in Sections 3.03(a),       3.03(b) and 3.03(c) below.               (b)   Contributions On and After the Satisfaction of the Equalization       Condition. On and after the satisfaction of the Equalization Condition, each Member       shall be obligated to contribute its Percentage Interest of any amount required to be   I 197590.08/DC 373745-00003/pdo/agt                 20 4848-9620-3892.16 

 

     contributed to the Company to satisfy any Shortfall. If any Member breaches its      obligation to make any contribution pursuant to this Section 3.02(b), then the other      Member may pursue only the rights and remedies set forth in Sections 3.03(a), 3.03(b)      and 3.03(c) below (which shall be in lieu of any other rights and/or remedies available at      law, in equity or otherwise to the Company or such other Member).       3.03    Remedy for Failure to Contribute Capital       If any Member (the “Non-Contributing Member”) fails to contribute timely all or any portion of the additional capital such Member is required to contribute pursuant to Section 3.02 (the “Delinquent Contribution”), and provided that the other Member (the “Contributing Member”) has timely contributed to the capital of the Company all of the additional capital required to be contributed by such Contributing Member pursuant to Section 3.02 (with respect to that particular notice and capital call), then such Contributing Member shall have the right to select one (1) or more of the following options set forth in Sections 3.03(a), 3.03(b) and 3.03(c), in accordance with the terms set forth below in this Section 3.03:               (a)  Loan Remedy.  The Contributing Member may advance to the       Company, in cash, within thirty (30) days following the Additional Contribution Date, an       amount equal to the Delinquent Contribution, and such advance shall be treated as a       nonrecourse loan (“Default Loan”) by the Contributing Member to the Non-Contributing       Member, bearing interest at a rate equal to the lesser of (i) the prevailing prime       commercial lending rate of Wells Fargo Bank plus five (5) percentage points, adjusted       concurrently with any adjustments to such rate and compounded annually, or (ii) the       maximum, nonusurious rate then permitted by law for such loans. Subject to       Sections 7.09 and 8.08, each Default Loan shall be due and payable in full one hundred       twenty (120) days from the date advanced (or, if earlier, upon the dissolution of the       Company).             As of the effective date of the advance of any Default Loan, the Capital Account       and the Unreturned Contribution Account of the Non-Contributing Member shall be       credited with an amount equal to the original principal balance of the Default Loan made       by the Contributing Member to the Non-Contributing Member. Notwithstanding the       provisions of Articles V and XII, until any and all Default Loans made to the Non-       Contributing Member are repaid in full, the Non-Contributing Member shall receive no       further distributions from the Company, and all cash or property otherwise distributable       with respect to the Non-Contributing Member’sInterest shall be distributed to the       Contributing Member as a reduction of the outstanding balance of (together with all       accrued, unpaid interest thereon) any and all such Default Loans, with such funds being       applied first to reduce any and all interest accrued on such Default Loan(s) and then to       reduce the principal amount thereof. Any amounts so applied shall be treated, for all       purposes under this Agreement, as having actually been distributed to the Non-       Contributing Member pursuant to Section 5.01 and applied by the Non-Contributing       Member to repay such outstanding Default Loan(s).              To secure the repayment of any and all Default Loans made to the Non       Contributing Member, such Non-Contributing Member hereby grants a security interest   1197590.0810C 373745-00003/pdo/agt                —21— 4848-9620-3892.16 

 

     in favor of the Contributing Member in and to the Non-Contributing Member’sentire      Interest in the Company, and hereby irrevocably appoints the Contributing Member, and       each of the Contributing Member’srepresentatives, agents, officers or employees, as the      Non-Contributing Member’sattorney(s)-in-fact, with full power to prepare, execute,       acknowledge, and deliver, as applicable, all documents, instruments, andlor agreements      memorializing andlor securing such Default Loan(s), including, without limitation, such      Uniform Commercial Code financing and continuation statements, mortgages, pledge       agreements and other security instruments as may be reasonably appropriate to perfect       and continue the security interest in favor of such Contributing Member.             The Contributing Member is also authorized to cause the Company to issue       certificates (collectively, the “Certificates”) evidencing the Members’respective Interests       in the Company (in such form as is determined in the sole and absolute discretion of the       Contributing Member) and is further authorized to take possession and control of any       such Certificate of the Non-Contributing Ivlemberif it has made a Default Loan to the      Non-Contributing Member. Following the issuance of the Certificates, each Interest in       the Company shall constitute a “certificated security” within the meaning of, and be       governed by, (A) Section 8-102(a)(15) of the Uniform Commercial Code as in effect       from time to time in the State of Delaware, and (B) the Uniform Commercial Code of any       other applicablejurisdiction that now or hereafter substantially includes the 1994       revisions to Article 8 thereof as adopted by the American Law Institute and the National       Conference of Commissioners on Uniform State Laws and approved by the American       Bar Association on February 14, 1995. Notwithstanding any provision of this       Agreement to the contrary, to the extent any provision of this Agreement is inconsistent       with any non-waivable provision of Article 8 of the Uniform Commercial Code, as in       effect in the State of Delaware (6 Del C. §8-101, et çq.), such provision of Article 8 of       the Uniform Commercial Code shall control.             If, upon the maturity of a Default Loan (taking into account any agreed upon       extensions thereof), any principal thereof andlor accrued interest thereon remains       outstanding, then the Contributing Member may elect any one (1) of the following       options: (1) to renew such Default Loan (or portion thereof) pursuant to the terms and       provisions of this Section 3.03(a) for such additional term as is determined in the sole and       absolute discretion of the Contributing Member; (2) to institute legal (or other)       proceedings against the Non-Contributing Member to collect such loan which may       include, without limitation, foreclosing against the security interest granted above; (3) to       contribute all or any portion of such outstanding principal of, and accrued interest on,       such Default Loan (or portion thereof) to the capital of the Company and dilute the       Percentage Interest of the Non-Contributing Member pursuant to the provisions of       Section 3.03(b); or (4) to implement the default provisions set forth in Article VII in       accordance with the provisions of Section 3.03(c).              The Contributing Member may elect any of the options set forth in the       immediately preceding sentence by giving written notice of such election to the Non       Contributing Member within thirty (30) days following such maturity date. Failure of       the Contributing Member to timely give such written notice to the Non-Contributing       Member shall be deemed to constitute an election to renew such Default Loan for an   1197590.08/OC 373745-00003/pdo/agt                 22 4848-9620-3892.16 

 

     additional term of one hundred twenty (120) days on the terms set forth herein. If the      Contributing Member elects to foreclose upon the security interest in the Non-      Contributing Member’sInterest in the Company granted above, then the Contributing      Member is authorized to cancel the Certificate evidencing the Non-Contributing      Member’sInterest in the Company and issue a new Certificate to the Contributing      Member that has foreclosed upon such Interest.               (b)  Dilution Remedy. The Contributing Member may contribute to the       capital of the Company, in cash, within thirty (30) days following the Additional       Contribution Date an amount equal to the Delinquent Contribution, and such       Contributing Member’sCapital Account and Unreturned Contribution Account shall each       be credited with the amount contributed by such Contributing Member. Further, upon       the maturity of a Default Loan that is not fully repaid on or before the maturity date       thereof, the Contributing Member may contribute to the capital of the Company, in       accordance with the provisions of Section 3.03(a) above, all or any portion of the       outstanding principal of and/or accrued interest on such Default Loan previously       advanced by such Contributing Member that is not repaid prior to the maturity date       thereof, and (i) the amount of such outstanding principal and/or interest so contributed       shall be deemed repaid and satisfied; (ii) the Capital Account and the Unreturned       Contribution Account of the Non-Contributing Member shall be decreased, but not below       zero (0), by the amount of such outstanding principal and/or interest so contributed; and       (iii) the Capital Account and the Unreturned Contribution Account of the Contributing       Member shall be increased by the amount of such outstanding principal and/or interest so       contributed.             Upon the contribution of the Delinquent Contribution and/or the outstanding       balance of a Default Loan by the Contributing Member pursuant to the foregoing       provisions of this Section 3.03(b), (A) the Percentage Interest of the Non-Contributing       Member shall be decreased by the Dilution Percentage, and (B) the Percentage Interest of       the Contributing Member shall be increased by a like amount of percentage points. The       “Dilution Percentage’ shall equal the amount expressed in percentage points calculated       based upon the following formula:                                          Delinquent Contribution          Dilution Percentage = 150 X                              Total amount of the Non-Contributing Member’s capital                             contributions to the Company (including any Delinquent                              Contribution contributed by the Contributing Member),                               not reduced by any distributions under Section 5.01   I 197590.08/OC 373745-OOOO3/pdo/at                 -23- 4848-9620-3892.16 

 

           The application of the provisions of this Section 3.03(b) are illustrated by the      following example: Assume that (1) the aggregate amount of the prior capital      contributions made by the Non-Contributing Member is Two Million Three Hundred      Thousand Dollars ($2,300,000), (2) a contribution of Four Hundred Thousand Dollars      ($400,000) is required to be contributed by the Members to the capital of the Company      pursuant to Section 3.02(b), (3) the Non-Contributing Member has a Percentage Interest      of fifty percent (50%) and fails to contribute its share of such contribution equal to Two      Hundred Thousand Dollars ($200,000) (i.e., 50% x $400,000), and (4) the Contributing      Member has a Percentage Interest of fifty percent (50%) and contributes its entire share      of such contribution equal to Two Hundred Thousand Dollars ($200,000) (i.e., 50% x       $400,000) and the Delinquent Contribution of Two Hundred Thousand Dollars       ($200,000) to the capital of the Company on behalf of the Non-Contributing Member      pursuant to this Section 3.03(b). By operation of this Section 3.03(b), the Dilution      Percentage would be equal to twelve (12) percentage points as calculated in accordance      with the following formula:                                        $200 000                            12 = 150x                                      $2,500,000             Accordingly, the Percentage Interest of the Non-Contributing Member would be       reduced by twelve (12) percentage points from fifty percent (50%) to thirty-eight percent       (38%) and the Percentage Interest of the Contributing Member would be increased by a       like amount of percentage points from fifty percent (50%) to sixty-two percent (62%).               (c)   Implementation of Default Provisions. The Contributing Member may       elect to implement the default provisions contained in Article VII by delivery of written       notice of such election to the Non-Contributing Member within ninety (90) days       following the Additional Contribution Date or the maturity date for any Default Loan that       is not repaid prior to the maturity thereof.               (d)   Election of Remedy. The Contributing Member shall determine which       of the options set forth in Sections 3.03(a), 3.03(b) andlor 3.03(c) are to be exercised by       the Contributing Member with respect to each Delinquent Contribution. If the       Contributing Member advances any amount to the Company pursuant to this Section 3.03       but fails to specif’ which of the foregoing options the Contributing Member has elected       within thirty (30) days after the effective date that the Contributing Member makes such       advance, then such Contributing Member shall be deemed to have elected the option set       forth in Section 3.03(a) above with respect to such advance.               (e)   Minimum Percentage Interest. Any and all adjustments to the       Members respective Percentage Interests pursuant to Section 3.03(b) shall be rounded to       the nearest 1/100th of one percentage point (0.01%) and the Contributing Member shall       not succeed to all or any portion of the Capital Account and/or Unreturned Contribution       Account of the Non-Contributing Member as the result of any such adjustment. In       addition, notwithstanding any provision contained in this Article III, the Non       Contributing Member’sPercentage Interest shall in no event be reduced below 1/100th of       one percent (0.01%) by operation of Section 3.03(b).   I 19759008/DC 373745-00003/pdo/agt                 24 4848-9620-3892.16 

 

     3.04   Financing       The Administrative Member shall use its commercially reasonable efforts to cause the Company to procure a construction loan (the Construction Loan’) to finance the development and construction of the Improvements from one (1) or more independent third-party institutional lenders selected by the Administrative Member (individually, the “Lender” and collectively, the “Lenders”) upon prevailing market terms and conditions. The Administrative Member shall also use its commercially reasonable efforts to obtain a permanent loan (the “Permanent Loan”) from one (1) or more Lenders to refinance the Construction Loan upon prevailing market terms and conditions (and any other financing thereafter required to refinance the Permanent Loan), which shall be nonrecourse to the Members (subject to any Nonrecourse Documents described in Section 3.05 required to be provided to the Lender providing any such Permanent Loan). The Construction Loan and the Permanent Loan shall be secured by a deed of trust encumbering the Project. Any such financing andlor refinancing obtained by the Administrative Member on behalf of the Company (collectively, the “Loans”) shall require the consent of the Executive Committee pursuant to Section 2.04(e).        3.05   Agreement to Provide Guarantees and Indemnification        Each Member andlor one (1) or more of their respective Affiliates or representatives, including, without limitation, the ultimate parent of each Member if required by the applicable Lender (collectively, the “Guarantors” and individually, a “Guarantor”) shall execute and deliver to any Lender providing a Construction Loan to the Company (i) any and all repayment or completion guaranties or similar documents required by such Lender (collectively, the “Recourse Documents”), and (ii) any and all other environmental indemnities and “bad-boy” carve-out guaranties required by such Lender (collectively, the “Nonrecourse Documents”) provided such Recourse Documents and Nonrecourse Documents are approved by the Executive Committee in its reasonable discretion. In addition, the Guarantors shall execute any Nonrecourse Document required by any Lender providing a Permanent Loan to the Company provided such Nonrecourse Documents are approved by the Executive Committee in its reasonable discretion.        The Administrative Member shall use its commercially reasonable efforts to obtain each Lender’sagreement that the obligation of each Guarantor under each Recourse Document and Nonrecourse Document shall be several (i.e., not joint and several) as between the Members (and their respective Affiliates) and proportionate to the Percentage Interest of each Member that is an Affiliate of such Guarantor determined as of the date any liability is incurred under any such Recourse Document or Nonrecourse Document. The Members acknowledge and agree that each Recourse Document and Nonrecourse Document executed by any Guarantor shall be executed only as an accommodation to the Company andlor the Members. The Company shall indemnify, defend, protect and hold each such Guarantor wholly harmless from and against any and all claims, liabilities, losses, costs, expenses, damages andlor expenses including, without limitation, any attorneys’and expert witness fees and costs (collectively, “Losses”) incurred by any such Guarantor as a result of such Recourse Document and Nonrecourse Document (or as a result of the rights of contribution described below) in accordance with the terms of Section 10.02(b). Either Member may deliver a Capital Call Notice in accordance with the provisions of Section 3.02 to require the Members to make additional contributions to the capital   1197590.08/OC 373745-00003/pdo/agt                —25— 4848-9620-3892.16 

 

of the Company to enable the Company to satisfy the indemnity for any Losses described in this Section 3.05.       If the Company fails to fully satisfy any indemnification andlor defense obligation owing to any Member or any Guarantor affiliated with such Member pursuant to the provisions of this Section 3.05, then such Guarantor (“Contributing Party”) shall have a right of contribution against the other Member (the “Non-Contributing Party”) to the extent the liability incurred by the Contributing Party under any Recourse Document or Nomecourse Document (for which it is entitled to be indemnified by the Company pursuant Section 10.02(b)) exceeds such Contributing Party’sPro Rata Share of the total liability incurredby all of the Guarantors under all of the Recourse Documents and Nonrecourse Documents (for which the Guarantors are entitled to be indemnified by the Company pursuant to Section 10.02(b)). The term “Pro Rata Share” means (A) with respect to Tejon and its Guarantors, an amount equal to its then Percentage Interest of the total liability incurred by all of the Guarantors under all of the Recourse Documents and Nonrecourse Documents (for which the Guarantors are entitled to be indemnified by the Company pursuant to Section 10.02(b)below), and (B) with respect to Majestic and its Guarantors, an amount equal to its then Percentage Interest of the total liability incurred by all of the Guarantors under all of the Recourse Documents and Nonrecourse Documents (for which the Guarantors are entitled to be indemnified by the Company pursuant to Section 10.02(b) below).        At any time that any Contributing Party has a right of contribution against the Non- Contributing Party under this Section 3.05, the Non-Contributing Party shall be obligated to satisfy such contribution obligation by paying the required amount, in cash, within ten (10) days following written notice thereof from the Contributing Party. If any such payment is not timely and validly made within such ten (10)-day period, then from and after the date such amount was required to be paid, such amount shall bear interest at the lesser of (1) the prevailing prime commercial lending rate of Wells Fargo Bank plus five (5) percentage points, adjusted concurrently with any adjustments to such rate and compounded annually, or (2) the maximum non-usurious rate allowed by law. The Contributing Party shall also be entitled to collect from the Non-Contributing Party any and all costs and expenses of enforcing such contribution obligation including, without limitation, reasonable attorneys’and expert witness fees and costs.        The Members acknowledge and agree that each of the Guarantors (that are not Members) are express third-party beneficiaries of the foregoing provisions of this Section 3.05, and, as such, all of the Guarantors have the right, power and authority to enforce the provisions of this Section 3.05.        3.06   Capital Contributions in General        Except as otherwise expressly provided in this Agreement or as otherwise agreed to in writing by all of the Members (i) no part of the contributions of any Member to the capital of the Company may be withdrawn by such Member, (ii) no Member shall be entitled to receive interest or a return on such Member’scontributions to the capital of the Company, except for the Cap Balance Return to be distributed under Section 5.01(a), (iii) no Member shall have the right to demand or receive property other than cash in return for such Member’s contribution to the   1197590.08/OC 373745-00003/pdo/agt                26 4848-9620-3892.16 

 

Company, and (iv) no Member shall be required or be entitled to contribute additional capital to the Company other than as permitted or required by this Article III.                                 ARTICLE   IV                    ALLOCATION   OF PROFITS AND  LOSSES        4.01   Net Losses        After giving effect to the special allocations in Sections 4.03 and 4.04, Net Losses for each Fiscal Year shall be allocated among the Members so as to reduce, proportionately, the differences between their respective Target Capital Accounts and Partially Adjusted Capital Accounts for such Fiscal Year. No portion of the Net Losses for any taxable year shall be allocated to a Member whose Partially Adjusted Capital Account is less than or equal to such Members Target Capital Account for such Fiscal Year.        4.02   Net Profits        After giving effect to the special allocations in Sections 4.03 and 4.04, Net Profits for each Fiscal Year shall be allocated among the Members so as to reduce, proportionately, the differences between their respective Target Capital Accounts and Partially Adjusted Capital Accounts for such Fiscal Year. No portion of the Net Profits for any taxable year shall be allocated to a Member whose Partially Adjusted Capital Account is greater than or equal to such Member’sTarget Capital Account for such Fiscal Year.        4.03   Special Allocations        Notwithstanding any other provisions of this Agreement, no Net Losses or items of expense, loss or deduction shall be allocated to any Member to the extent such an allocation would cause or increase a deficit balance standing in such Member’sAdjusted Capital Account and any such Net Losses and items of expense, loss and deduction shall instead be allocated to the Members in proportion to their respective “interests”in the Company as determined in accordance with Treasury Regulation Section 1.704-1(b). In addition, items of income and gain shall be specially allocated to the Members in accordance with and to the extent required by the qualified income offset provisions set forth in Treasury Regulation Section 1.704-1(b)(2)(ii)(d). Notwithstanding any other provision in this Article IV, (i) any and all “partnershipnonrecourse deductions” (as defined in Treasury Regulation Section 1.704-2(b)(1)) of the Company for any Fiscal Year or other period shall be allocated to the Members in proportion to their respective Percentage Interests; (ii) any and all “partner nonrecourse deductions” (as such term is defined in  Treasury Regulation Section 1.704-2(i)(2)) attributable to any “partner nonrecourse debt” (as such term is defined in Treasury Regulation Section 1.704-2(b)(4)) shall be allocated to the Member that bears the “economicrisk of loss” (as determined under Treasury Regulation Section 1.752-2) for such “partner nonrecourse debt” in accordance with Treasury Regulation Section 1.704-2(i)(l); (iii) each Member shall be specially allocated items of Company income and gain in accordance with the partnership minimum gain chargeback requirements set forth in Treasuiy Regulation Sections 1.704-2(f) and 1.704-2(g);and (iv) each Member with a share of minimum gain attributable to any “partnernonrecourse debt” shall be specially allocated items of Company income and gain in accordance with the partner minimum gain chargeback   1197590.08/OC 373745-00003/pdo/agt 4848-9620-3892.16 

 

requirements of Treasury Regulation Sections 1.704-2(i)(4) and 1.704-2(i)(5). Any and all “excess nonrecourse liabilities” as determined under Treasury Regulation Section 1.752-3(a)(3) shall be allocated to the Members in proportion to their respective Percentage Interests.        4.04   Curative Allocations        The allocations set forth in Section 4.03 (the “Regulatory Allocations”) are intended to comply with certain requirements of the Treasury Regulations. It is the intent of the Members that, to the extent possible, all Regulatory Allocations shall be offset either with other Regulatory Allocations or with special allocations of other items of Company income, gain, loss or deduction pursuant to this Section 4.04. Therefore, notwithstanding any other provision of this Article IV (other than the Regulatory Allocations), the Administrative Member is hereby authorized to make such offsetting special allocations of Company income, gain, loss or deduction in whatever manner it reasonably determines appropriate so that, after such offsetting allocations are made, each Member’sCapital Account balance is, to the extent possible, equal to the Capital Account balance such Member would have had if the Regulatory Allocations were not part of this Agreement and all Company items were allocated pursuant to Sections 4.01 and 4.02. In exercising its discretion under this Section 4.04, the Administrative Member shall take into account future Regulatory Allocations under Section 4.03, that are likely to offset other Regulatory Allocations previously made under the provisions of this Section 4.04.        4.05   Differing Tax Basis; Tax Allocation        Depreciation andlor cost recovery deductions and gain or loss with respect to each item of property treated as contributed to the capital of the Company shall be allocated between the Members for federal income tax purposes in accordance with the principles of Section 704(c) of the Code and the Treasury Regulations promulgated thereunder, and for state income tax purposes in accordance with comparable provisions of the California Revenue & Taxation Code, as amended, and the regulations promulgated thereunder, so as to take into account the variation, if any, between the adjusted tax basis of such property and its book value (as determined for purposes of the maintenance of Capital Accounts in accordance with this Agreement and Treasury Regulation Section 1.704-1(b)(2)(iv)(g)).                                  ARTICLE  V                        DISTRIBUTION  OF CASH  FLOW        5.01   Cash Flow        Subject to Section 12.02,Cash Flow of the Company shall be determined and distributed on a quarterly basis (or at such other times as are determined by the Executive Committee), in the following order of priority:               (a)   Cap Balance Return. First, to each Member in proportion to, and to the       extent of, each such Member’saccrued and unpaid Cap Balance Return, if any;               (b)   Equalizing Distribution. Second, if the balance standing in a Member’s       Unreturned Contribution Account exceeds the balance standing in the other Member’s       UnreturnedContribution Account, then to the Member with such excess balance, until the   1197590.08/OC 373745-00003/pdo/agt                —28— 4848-9620-3892.16 

 

     balance standing in such Member’sUnretumed Contribution Account equals to the       balance standing in the other Member’sUnreturned Contribution Account;               (c)  Unretumed Contribution Accounts. Third, to the Members in       proportion to, and to the extent of, the positive balances standing in their respective       Unreturned Contribution Accounts, if any; and               (d)  Percentage Interests. Thereafter, to the Members in proportion to their       respective Percentage Interests.        5.02   Limitations on Distributions        Notwithstanding any other provision contained in this Agreement, the Company shall not make a distribution of Cash Flow (or other proceeds) to any Member if such distribution would violate Section 18-607 of the Delaware Act or other applicable law.        5.03   Withholding        If the Company is obligated to withhold and pay any taxes with respect to any Member, then any tax required to be withheld may be withheld from any distribution otherwise payable to such Member. Any such amounts withheld and remitted to the appropriate tax authority shall be deemed to have been distributed to the applicable Member and applied by such Member in payment of such tax liability.        5.04   In-Kind Distribution        Assets of the Company (other than cash) shall not be distributed in kind to the Members without the prior written approval of the Members.                                  ARTICLE  VI             RESTRICTIONS ON  TRANSFERS  OF COMPANY   INTERESTS        6.01   Limitations on Transfer        Except as otherwise set forth in Section 3.03, this Article VI, Article VII and Article VIII, no Member shall be entitled to sell, exchange, assign, transfer, or otherwise dispose of, pledge, hypothecate, encumber or otherwise grant a security interest in (collectively, the “Transfer”), directly or indirectly, all or any part of such Member’sInterest in the Company or withdraw or retire from the Company, without the prior written consent of the other Member, which consent may be withheld in such other Member’ssole and absolute discretion. Any transfer of a direct or indirect interest in any Member shall be deemed to be a Transfer for purposes of this Agreement, provided, however, that any transfer of a direct or indirect interest in a Member resulting from the death of such interest holder, the transfer by such interest holder to a trust of which the interest holder and/or his or her spouse is/are the sole current income beneficiaries or the termination of a trust which is an interest holder shall not be deemed a Transfer for purposes of this Agreement. Any attempted Transfer or withdrawal in violation of the restrictions set forth in this Article VI shall be null and void ab initio and of no force or effect to the maximum extent allowed by law.   I 197590.08/OC 373745-00003/pdo/agt                —29— 4848-9620-3 892. 16 

 

     6.02   Permitted Transfers       Any Member may Transfer all or any portion of such Member’sInterest in the Company to any of the following (collectively, “Permitted Transferees”) without complying with the provisions of Section 6.01:               (a)  Affiliates. In the case of either Member, to any Affiliate of such      Member provided the original transferring Member (that executed this Agreement) or its      direct or indirect owners at all times thereafter own fifty percent (50%) or more of the      voting and beneficial interests in such Affiliate;               (b)  Stock Transfers. In the case of any direct andior indirect owner of any      Member that is a publicly traded corporation (including, without limitation, any      shareholder of Tejon Ranch Co., a Delaware corporation), to any Person;               (c)  Transfers of Direct or Indirect Interests in Majestic. Subject to the last       sentence of this Section 6.02(c), (i) any direct or indirect ownership interest in Majestic      may be transferred to any Person provided following such transfer (A) Edward P. Roski,      Jr. (“Roski”) (individually andlor in his capacity as trustee of a trust) directly or       indirectly controls Majestic, and (B) Majestic Realty Co., a California corporation       (“MRC”), andlor Roski (individually andlor in his capacity as trustee of a trust) own(s),       in the aggregate, directly or indirectly, at least thirty percent (30%) of Majestic, and       (ii) any direct or indirect ownership interest in Majestic may be transferred to any       member of the Roski Family provided that (A) prior to Roski’sdeath or incapacity, Roski       or any one (1) or more other members of the Roski Family remains (individually andlor       in his capacity as trustee of a trust), directly or indirectly, in control of Majestic, and       (B) following Roski’sdeath or incapacity, one (1) or more members of the Roski Family       control Majestic. The term “Roski Family” means Roski, his spouse, their lineal       descendants and their spouses, any trust or estate for the benefit of any such party, and       any entity owned or controlled (ownership and voting interests of 50% or more) by such       parties. As used in this Section 6.02(c), the terms “control,” “controls”and “controlling”       mean the possession by any Person, directly or indirectly, of the power to direct or cause       the direction of the management and policies of another Person, whether through the       ownership of voting securities, by contract or otherwise. Notwithstanding the       foregoing, whether or not a transfer of any direct or indirect ownership interest in       Majestic occurs, Majestic shall not be permitted to allow any Person other than Roski or       one (1) or more other members of the Roski Family (individually andlor in such       individual’scapacity as trustee of a trust) to control, directly or indirectly, Majestic;               (d)   Tejon Ranchcorp Multi-Asset Transfer. In the case of Tejon, a transfer       of all, but not less than all, of its Interest in the Company as part of a transaction in which       one (1) or more members of the Tejon Group (as defined below) in a single transaction or       series of related transactions transfer five (5) or more of its Real Estate Assets (as defined       below) with a gross asset value of at least Fifty Million Dollars ($50,000,000). For this       purpose, the term (i) “Tejon Group” means all corporations, partnerships and limited       liability companies in which Tejon Ranchcorp and/or any Affiliate thereof owns, directly       or indirectly, fifty percent (50%) or more of the ownership and voting interests; and   1197590.0810C 373745-00003/pdo/agt                —30- 4848-9620-3892.16 

 

     (ii) “Real Estate Assets” means direct or indirect interests in any commercial or      industrial real property of any type, wherever located;               (e)  Majestic Multi-Asset Transfer. In the case of Majestic, a transfer of all,      but not less than all, of its Interest in the Company as part of a transaction in which      one (1) or more members of the Majestic Group (as defined below) in a single transaction      or series of related transactions transfer five (5) or more of its Real Estate Assets with a      gross asset value of at least Fifty Million Dollars ($50,000,000). For this purpose, the      term “Majestic Group” means all corporations, partnerships and limited liability      companies in which the Roski Family owns, directly or indirectly, fifty percent (50%) or      more of the ownership and voting interests;               (f)  Transfers as a Result of Foreclosure. In the case of either Member, to      any Person that acquires an Interest in the Company pursuant to Section 6.08 below as      the result of the exercise of any rights or remedies under Section 3.03(a); and               (g)  Right of First Refusal. In the case of either Member, to any Person      provided (i) such Transfer is made after the Project Stabilization Date, (ii) such Transfer       is for the transferring Member’sentire Interest in the Company, and (iii) the transferring      Member fully complies with the provisions of Exhibit “H.”       Any such Permitted Transferee shall receive and hold such ownership interest or portion thereof subject to the terms of this Agreement and to the obligations hereunder of the transferor. There shall be no further transfer of such ownership interest or portion thereof except to a Person to whom the original transferor could have transferred such ownership interest in accordance with this Section 6.02.        Notwithstanding any other provision of this Agreement, no transfer described in Section 6.02 shall be permitted if the consummation of such transfer would result in (i) the Company being obligated to pay any documentary transfer taxes, unless the transferring Member promptly reimburses the Company for the payment of all such documentary transfer taxes, or (ii) a breach or violation of any transfer restrictions contained in the loan documentation (andlor guaranty) relative to any indebtedness encumbering all or any portion of the Project and/or any other agreement governing the Company, unless such transfer restrictions are waived by the non- transferring Member, the applicable lender and/or the parties to such agreement, as the case may be (provided payment by the transferring Partner or its transferee of applicable lender fees and charges to effect such transfer shall not constitute a violation).        6.03   Admission of Substituted Members        If any Member transfers such Member’sInterest to a transferee in accordance with Sections 6.01 and/or 6.02 above, then such transferee shall only be entitled to be admitted into the Company as a substituted member (and this Agreement shall be amended in accordance with the Delaware Act to reflect such admission), if: (i) the non-transferring Member reasonably approves the form and content of the instrument of transfer; (ii) the transferor and transferee named therein execute and acknowledge such other instruments as the non-transferring Member may deem reasonably necessary to effectuate such admission; (iii) the transferee in writing   I 197590.08/OC 373745-00003/pdo/agt                —31—  4848-9620-3892 . 16 

 

accepts and adopts all of the terms and conditions of this Agreement, as the same may have been amended; and (iv) the transferor pays, as the non-transferring Member may reasonably determine, all reasonable expenses incurred in connection with such admission, including, without limitation, legal fees and costs. To the maximum extent permitted by law, any assignee of an Interest who does not become a substituted member shall have no right to require any information or account of the Company’stransactions, to inspect the Company books, or to vote on any of the matters as to which a member would be entitled to vote under this Agreement. An assignee shall only be entitled to share in such Net Profits and Net Losses, to receive such distributions, and to receive such allocations of income, gain, loss, deduction or credit or similar items to which the assignor was entitled, to the extent assigned. A Member that transfers such Member’sInterest shall not cease to be a member of the Company until the admission of the assignee as a substituted member.        6.04   Election; Allocations between Transferor and Transferee        Upon the transfer of the Interest of any Member or the distribution of any property of the Company to a Member, the Company shall file an election in accordance with applicable Treasury Regulations, to cause the basis of the Company property to be adjusted for federal income tax purposes as provided by Sections 734 and 743 of the Code. Upon the transfer of all or any part of the Interest of a Member as hereinabove provided, Net Profits and Net Losses shall be allocated between the transferor and transferee on the basis of a computation method that is in conformity with the methods prescribed by Section 706 of the Code and Treasury Regulation Section 1.706-1(c)(2)(ii).        6.05   Partition        No Member shall have the right to partition any assets of the Company or any interest therein, nor shall a Member make application or proceeding for a partition thereto and, upon any breach of the provisions of this Section 6.05 by any Member, the other Member (in addition to all rights and remedies afforded by law or equity) shall be entitled to a decree or order restraining or enjoining such application, action or proceeding.        6.06   Waiver of Withdrawal and Purchase Rights        Except in connection with any transfer permitted in accordance with this Agreement, no Member may voluntarily withdraw, resign or retire from the Company without the prior written consent of the other Member, which consent may be withheld in such other Member’ssole and absolute discretion. In furtherance of the foregoing, each Member hereby waives any and all rights such Member may have to withdraw andlor resign from the Company pursuant to Section 18-603 of the Delaware Act and hereby waives any and all rights such Member may have to receive the fair value of such Member’sInterest in the Company upon such resignation and/or withdrawal pursuant to Section 18-604 of the Delaware Act.        6.07   No Appraisal Rights        Unless otherwise determined by the Members, none of the Members shall have any appraisal rights with respect to their Interests pursuant to Section 18-210 of the Delaware Act or otherwise.   119759008/CC 373745-00003/pdo/agt                 32 4848-9620-3 892.16 

 

      6.08   Foreclosure of Interest       Notwithstanding any other term of this Agreement, upon a foreclosure, sale or other transfer of any Interest in the Company pursuant to any security interest granted pursuant to Section 3.03(a), the holder of such Interest shall, upon the execution of a counterpart to Agreement (or an amendment thereto), automaticallybe admitted as a substituted member of the Company upon such foreclosure, sale or other transfer, with all of the rights and obligations thereof pennitted hereunder. The Company acknowledges that the pledge of any Interest in the Company pursuant to Section 3.03(a) shall be a pledge not only of Net Profits and Net Losses of the Company, but also a pledge of all rights and obligations of the pledgor thereunder. Upon a foreclosure, sale or other transfer of any Interest in the Company pursuant to Section 3.03(a), the successor member may transfer its Interest in the Company in accordance with this Agreement. Notwithstanding any provision in the Delaware Act or any other provision contained herein to the contrary, the pledgor under Section 3.03(a) shall be permitted to pledge and, upon any foreclosure of such pledge in connection with the admission of the secured party or other holder as a substituted member, to transfer to the secured party or other holder its rights and obligations to the Company pursuant to the terms of such pledge agreement.                                 ARTICLE  VII                             MEMBER   DEFAULT        7.01   Default Events        For purposes of this Article VII, the following shall constitute “Default Events”:               (a)   Breach of Agreement. The breach of any material covenant, duty or       obligation under this Agreement by any Member (other than a breach described in       Section 7.01(b) or 7.01(c) for which there shall be no cure period) if(i) the breaching       Member has received written notice from the other Member of the breach, and (ii) (A) the       breach is not reasonably susceptible of being cured, or (B) if the breach is reasonably       susceptible of being cured, the breaching Member has failed to commence the cure or       remedy of the breach within fifteen (15) days following the effective date of the notice       and failed to complete the cure or remedy within a reasonable period of time (not to       exceed 60 days), unless the cure or remedy cannot be reasonably completed within such       sixty (60)-day period and the breaching Member fails to diligently proceed with the cure       or remedy to completion within an additional forty-five (45) days following the       expiration of such initial sixty (60)-day period;               (b)   Capital Default. The failure of a Member to make timely a       contribution required to be made pursuant to Section 3.02, or to timely repay any Default       Loan in accordance with Section 3.03(a), followed by the election of the Contributing       Member to treat such failure as a Default Event pursuant to Section 3.03(c);               (c)   Prohibited Transfer, Encumbrance or Withdrawal. A Transfer or       attempted Transfer by a Member of such Member’sInterest in the Company (or portion       thereof) or withdrawal or attempted withdrawal by a Member contrary to the provisions       of Article Vi;   1197590.08/DC 373745-00003/pdo/agt                —33— 4848-9620-3892.16 

 

             (d)  Bankruptcy or Insolvency. The rendering, by a court with appropriate      jurisdiction, of a decree or order (i) adjudging a Member bankrupt or insolvent, or      (ii) approving as properly filed a petition seeking reorganization, readjustment,      arrangement, composition, or similar relief for a Member under the federal bankruptcy      laws or any other similar applicable law or practice, provided that such decree or order      shall remain in force, undischarged and unstayed, for a period of ninety (90) days;               (e)  Appointment of Receiver. The rendering, by a court with appropriate      jurisdiction, of a decree or order (i) for the appointment of a receiver, a liquidator, or a      trustee or assignee in bankruptcy or insolvency of a Member, or for the winding up and      liquidation of such Member’saffairs, provided that such decree or order shall have      remained in force undischarged and unstayed for a period of sixty (60) days, or (ii) for      the sequestration or attachment of any property of a Member without its return to the      possession of such Member or its release from such sequestration or attachment within       sixty (60) days thereafter; or               (f)  Bankruptcy Proceedings. A Member (i) institutes proceedings to be       adjudicated a voluntary bankrupt or an insolvent, (ii) consents to the filing of a      bankruptcy proceeding against such Member, (iii) files a petition or answer or consent       seeking reorganization, readjustment, arrangement, composition, or similar relief for such       Member under the federal bankruptcy laws or any other similar applicable law or       practice, (iv) consents to the filing of any such petition, or to the appointment of a       receiver, a liquidator, or a trustee or assignee in bankruptcy or insolvency for such       Member or a substantial part of such Member’s property, (v) makes an assignment for the       benefit of such Member’s creditors, (vi) is unable to or admits in writing such Member’s       inability to pay such Member’s debts generally as they become due, or (vii) takes any       action in furtherance of any of the aforesaid purposes.        For the purposes of implementing the provisions contained in this Article VII, the “Defaulting Member” shall be: (i) in the case of the event referenced in Section 7.01(a),the Member that has breached any material covenant, duty or obligation under this Agreement; (ii) in the case of the event referenced in Section 7.01(b),the Non-Contributing Member; (iii) in the case of the occurrence of the event referenced in Section 7.01(c), the Member that has transferred such Member’srights or interests or withdrawn from the Company contrary to the provisions of Article VI; and (iv) in the case of the occurrence of any of the events referenced in Sections 7.01(d), (e) andlor (f), the Member that is the subject of such court decree or order or has instituted such proceedings or filed such petitions or who is insolvent, etc. The term “Non- Defaulting Member” shall mean the Member that is not the Defaulting Member. For the avoidance of doubt, any default by an Affiliate of a Member under any agreement between such Affiliate and the Company shall not constitute a Default Event by the Member under this Agreement. A Member shall cease to be a Defaulting Member solely for purposes of this Article VII following the occurrence of a Default Event with respect to such Member if the Non Defaulting Member fails to deliver a Default Notice within the sixty (60)-day or ninety (90)-day periods, as the case may be, set forth in Section 7.02, following the occurrence of such Default Event.   1197590.08/DC 373745-00003/pdo/agt 4848-9620-3892.16 

 

     7.02   Rights Arising From a Default Event       Within sixty (60) days after the date that the Non-Defaulting Member is aware of the occurrence of an uncured Default Event (or ninety (90) days after the occurrence of any default described in Section 7.01(b)) the Non-Defaulting Member shall have the right, but not the obligation, to implement the default procedures set forth in this Article VII by delivering written notice (“Default Notice”) thereof to the Defaulting Member. Failure of a Non-Defaulting Member to deliver a Default Notice within such sixty (60)-day or ninety (90)-day period shall not be deemed to be a waiver of the right to deliver a Default Notice upon the occurrence of any subsequent Default Event.        7.03   Determination of Defaulting Member’sPurchase Price        Within thirty (30) days after the determination of the Appraised Value of the assets of the Company, the Accounting Firm shall determine the amount of cash which would be distributed to each Member if (i) the assets of the Company were sold for the Appraised Value thereof as of the effective date of the Default Notice; (ii) the liabilities of the Company were liquidated pursuant to Section 12.02(a); (iii) a reasonable reserve for any contingent, conditional or unmatured liabilities or obligations of the Company was established by the Non-Defaulting Member pursuant to Section 12.02(b); and (iv) any remaining amounts (including, without limitation, any cash proceeds of the Company) were distributed to the Members in accordance with the provisions of Section 12.02(c). Upon such determination, the Accounting Firm shall give each Member written notice (“Accountant’s Notice”) thereof. The determination by the Accounting Firm of such amounts, including all components thereof, shall be deemed conclusive absent any material computational error. In the case of a Default Event described in Section 7.01(a), (b) or (c), ninety percent (90%), and in the case of any other Default Event, one hundred percent (100%), of the amount which would be distributed to the Defaulting Member pursuant to Section 12.02(c) shall be deemed the purchase price for the Defaulting Member’s Interest (the “Defaulting Member’s Purchase Price”) for purposes of this Article VII; subject, however, to adjustment for any Default Loans as provided in Section 7.09.               (a)   Determination of Appraised Value. For purposes of this Article VII,       the appraised value (“Appraised Value”) of the assets of the Company shall be       determined as follows: The Appraised Value shall be determined by one (1) or more       independent qualified M.A.I. appraisers with at least five (5) years’experience appraising       industrial real estate projects. The Non-Defaulting Member shall select one (1)       appraiser and shall include such selection in the Default Notice. Within fifteen (15)       Business Days following the effective date of the Default Notice, the Defaulting Member       shall either agree to the appraiser selected by the Non-Defaulting Member or select a       second (2nd) appraiser and give written notice to the Non-Defaulting Member of the       person so selected. If either the Non-Defaulting Member or the Defaulting Member       fails to appoint such an appraiser within the time period specified and after the expiration       of five (5) Business Days following the effective date of written demand that an appraiser       be appointed, then the appraiser duly appointed by the Member making such demand to       appoint such appraiser shall proceed to make the appraisal as herein set forth, and the       determination thereof shall be conclusive on both of the Members. If two (2) appraisers       are selected, then such selected appraisers shall thereafter appoint a third (3rd) appraiser.   11975900810C 373745-00003/pdo/agt                -35- 4848-9620-3892.16 

 

     If the two (2) selected appraisers fail to appoint a third (3rd) appraiser within ten (10)      Business Days following the effective date of written notice from the Defaulting Member      notifying the Non-Defaulting Member of the selection of the second (2nd) appraiser, then       any Member may petition a court of competentjurisdiction to appoint a third (3rd)       appraiser, in the same manner as provided for the appointment of an arbitrator pursuant to       California Code of Civil Procedure Section 1281.6.             The appraiser or three (3) appraisers, as the case may be, shall promptly       determine a date for the completion of the appraisal, which shall not be later than       sixty (60) days from the effective date of the appointment of the last appraiser.             The appraiser(s) shall determine the Appraised Value by determining the fair       market value of the assets of the Company, such fair market value being the fairest price       estimated in the terms of money which the Company could obtain if such assets were       sold in the open market allowing a reasonable time to find a purchaser who purchases       with knowledge of the business of the Company at the time of the occurrence of the       Default Event.             Upon submission of the appraisals setting forth the opinions as to the Appraised       Value of the assets of the Company, the two (2) such appraisals which are nearest in       amount shall be retained, and the third (3rd) appraisal shall be discarded. The average       of the two (2) retained appraisals shall constitute the Appraised Value of the assets of the       Company for purposes of this Article VII; unless one (1) appraisal is the mean of the       other two (2) appraisals, in which case such appraisal shall constitute the Appraised       Value of the assets of the Company for purposes of this Article VII.               (b)   Payment of Costs. Except as provided below, the Non-Defaulting       Member shall pay for the services of the appraiser appointed by such Member, and the       Defaulting Member shall pay for the services of the appraiser appointed by such Member.       The cost of the services of the third (3rd) appraiser, if any, shall be paid one-half (‘/2) by       the Non-Defaulting Member, on the one hand, and one-half (‘/2) by the Defaulting       Member, on the other hand. The costs of the services of the Accounting Firm and, in       the event only one (1) appraiser is required, the cost of the services of such appraiser,       shall be paid one-half (‘/2) by the Non-Defaulting Member, on the one hand, and one-half       (‘/2) by the Defaulting Member, on the other hand.        7.04   Non-Defaulting Members’Option        For a period of thirty (30) days after the effective date of the Accountant’sNotice, the Non-Defaulting Member shall have the right, but not the obligation, to elect to purchase the entire Interest of the Defaulting Member for the Defaulting Member’sPurchase Price, and on the terms and conditions set forth in this Article VII by giving written notice of such election to the Defaulting Member within such thirty (30)-day period. Failure by the Non-Defaulting Member to timely give written notice exercising such Member’sright to elect to purchase set forth in this Section 7.04 shall be deemed an election by such Member to waive such right to purchase with respect to the particular Default Event that triggered the application of the provisions of this Article VII.   1197590.08/OC 373745-00003/pdo/agt                —36— 4848-9620-3892.16 

 

     7.05    Closing Adjustments       Within five (5) days before the actual date of the closing pursuant to Section 7.06 below, the Accounting Firm shall recalculate the amount of cash which would be distributed to each Member pursuant to Section 12.02(c), if such amount were determined as of the closing date under Section 7.06 (in lieu of the effective date of the Default Notice) taking into account any contributions andlor distributions made after the effective date of the Default Notice. Upon such determination, the Accounting Finn shall give each Member written notice (“Adjusted Accountant’s Notice”) thereof. The Accounting Firm shall reasonably and in good faith adjust the Defaulting Member’sPurchase Price, if and to the extent necessary, to take into account the adjustments described in the Adjusted Accountant’sNotice and to take into account appropriate prorations that would have been made if there had been an actual sale of the Project to a third party as of the date of the closing under Section 7.06.        7.06   Closing of Purchase and Sale        The closing of a purchase and sale pursuant to this Article VII shall be held at the principal office of the Company in California on a Business Day designated by the Non- Defaulting Member that is not later than sixty (60) days after the expiration of the thirty (30)-day period set forth in Section 7.04. The Defaulting Member shall transfer to the purchasing Non- Defaulting Member (or such Member’snominee(s)) the entire Interest of the Defaulting Member free and clear of all liens, security interests, and competing claims and shall deliver to the Non- Defaulting Member (or such Member’snominee(s)) such instruments of transfer and such evidence of due authorization, execution, and delivery, and of the absence of any such liens, security interests, or competing claims as the Non-Defaulting Member (or such Member’s nominee(s)) shall reasonably request.        7.07   Representations and Warranties        At the closing, the Defaulting Member shall represent and warrant to the Non-Defaulting Member that the sale of the Defaulting Member’sInterest to the Non-Defaulting Member (or its nominee) (i) does not violate, conflict with, or result in a breach of any provisions of, or constitute a material default (or an event which, with notice or lapse of time or both, would constitute a material default) under any of the terms, conditions or provisions of any note, bond, mortgage, indenture, deed of trust, security or pledge agreement, license, lease, franchise, permit, agreement or other instrument or obligation to which the Defaulting Member is a party (exclusive of any such agreement or other instrument or obligation to which the Company is a party), or (ii) violate anyjudgment, ruling, order, writ, injunction, decree, statute, rule or regulation applicable to the Defaulting Member or any of the other properties or assets of the Defaulting Member. The Defaulting Member shall also represent and warrant to the Non- Defaulting Member at such closing that no notice to, declaration, filing or registration with, or authorization, consent or approval, or permit from, any domestic or foreign governmental regulatory body or authority, or any Person, is necessary in connection with the sale of its Interest to the Non-Defaulting Member.   I 197590.08/OC 373745-00003/pdo/agt                -37- 4848-9620-3892.16 

 

      7.08   Payment of Defaulting Member’sPurchase Price        The Non-Defaulting Member shall pay (or cause to be paid) the entire Defaulting Member’sPurchase Price by delivering at the closing a confirmed wire transfer of readily available funds or one (1) or more certified or bank cashier’schecks made payable to the order of the Defaulting Member.        7.09   Repayment of Default Loans        The Defaulting Member’sPurchase Price shall be offset at the closing of such purchase by the then unpaid principal balance of any and all Default Loan(s) (together with all accrued, unpaid interest thereon) made by the Non-Defaulting Member to the Defaulting Member. Such Default Loan(s) (together with all accrued, unpaid interest thereon) shall be deemed paid to the extent of such offset, with such deemed payment to be applied first to the accrued interest thereon and thereafter to the payment of the outstanding principal amount thereof. If the Defaulting Member’sPurchase Price is insufficient to fully offset the then unpaid principal balance of any and all Default Loans (together with all accrued, unpaid interest thereon) made by the Non-Defaulting Member to the Defaulting Member, then the portion of any such Default Loan(s) (and accrued, unpaid interest thereon) that remains outstanding following such offset shall be required to be paid by the Defaulting Member at the closing referenced in Section 7.06. Also, notwithstanding any other provision of this Agreement, the unpaid balance of any and all Default Loan(s) (including all outstanding principal amounts thereof and all accrued, unpaid interest thereon) made by the Defaulting Member to the Non-Defaulting Member be required to be paid by the Non-Defaulting Member at the closing referenced in Section 7.06.        7.10   Release and Indemnity        On or before the closing of a purchase and sale held pursuant to this Article VII, the Non- Defaulting Member shall use such Member’sreasonable and good faith efforts to obtain written releases of the Defaulting Member and the Defaulting Member’sAffiliates from all liabilities under all Recourse Documents and Nonrecourse Documents and all other liabilities of the Company for which the Defaulting Member andlor its Affiliates may have personal liability, except to the extent such liabilities arise out of any Bad Acts or Prohibited Transfer (as such terms are defined in Section 10.02(a)below) of such Defaulting Member or any Affiliate thereof. To the extent the Non-Defaulting Member is unable to obtain such releases on or before the closing, the Non-Defaulting Member and an Affiliate of the Non-Defaulting Member with a net worth reasonably acceptable to the Defaulting Member shalljointly and severally indemnify, defend and hold the Defaulting Member and its Affiliates wholly harmless from and against all such liabilities and guaranties, except to the extent such liabilities arise out of any Bad Acts or Prohibited Transfer of the Defaulting Member or any Affiliate thereof. For purposes of clarification, the release, indemnity and related provisions set forth above in this Section 7.10 shall not apply to any Losses which are incurred by the Defaulting Member or its Affiliates to the extent such liabilities arise under an Affiliate Agreement.   1197590.08/OC 373745-00003/pdo/agt                —38— 4848-9620-3892.16 

 

      7.11   Withdrawal of the Defaulting Member        If the Interest of the Defaulting Member is purchased by the Non-Defaulting Member (or its nominee) pursuant to this Article VII, then, effective as of the closing for such purchase, the Defaulting Member shall withdraw as a member of the Company. Notwithstanding the foregoing, any indemnity of the Defaulting Member and its Affiliates provided for under this Agreement including, without limitation, under Section 10.02(b) shall survive the sale of the Interest of the Defaulting Member and its withdrawal as a member of the Company.        7.12   Distribution of Reserves        Within one (1) year following the closing of the purchase of the entire Interest of the Defaulting Member in the Company pursuant to this Article VII, the Non-Defaulting Member shall pay to the Defaulting Member an amount equal to the difference between the Defaulting Member’sPurchase Price determined pursuant to Section 7.03 and the amount that the Defaulting Member’sPurchase Price would have been equal to if (i) no reserves had been established or deducted in calculating the Defaulting Member’sPurchase Price, and (ii) the amount used in determining the Defaulting Member’sPurchase Price under Section 7.03 had been reduced by the aggregate amount of any contingent, unmatured or conditional liabilities of the Company (for which such reserve was established) that were actually paid by the Company during such one (1)-year period.                                 ARTICLE  VIII                       ELECTIVE BUY/SELL  AGREEMENT        8.01   Buy/Sell Election        Either Member that is not a Defaulting Member (the “Electing Member”) shall have the right, but not the obligation, at any time after the Lockout Date or an Impasse Event to elect to implement the buy/sell procedures set forth in this Article VIII by delivering written notice of such election (“Election Notice”) to the other Member (the “Non-Electing Member”). The term “Lockout Date” means the earlier of (i) six (6) months after the Project Stabilization Date, or (ii) three (3) years after the Effective Date. The Election Notice shall set forth a stated value (the “Stated Value”), as determined in the sole and absolute discretion of the Electing Member, for all of the assets of the Company. For purposes of this Article VIII, a Member shall not be deemed to be a Defaulting Member after the expiration of the sixty (60)-day or ninety (90)-day period, as the case may be, set forth in Section 7.02.        8.02   Determination of the Purchase Price        Within ten (10) Business Days following the effective date of any Election Notice (or as soon as reasonably possible thereafter), the Accounting Firm shall determine the aggregate amount of cash which would be distributed to each Member if (i) the assets of the Company were sold for their Stated Value as of the effective date of the Election Notice; (ii) the known non-contingent liabilities of the Company (exclusive of any prepayment penalties payable with respect to any Loan obtained by the Company) were liquidated pursuant to Section 12.02(a); (iii) a reserve was not established for any contingent, conditional or unmatured liabilities or obligations of the Company pursuant to Section 12.02(b); and (iv) any remaining amounts were   1197590.08/OC 373745-00003/pdo/agt                 39 4848-9620-3892.16 

 

distributed to the Members in accordance with the provisions of Section 12.02(c). Upon such determination, the Accounting Firm shall give each Member written notice (“Price Determination Notice”) thereof. The determination by the Accounting Firm of such amounts including all components thereof, shall be deemed conclusive on all of the Members, absent any material computational ei-ror. One hundred percent (100%) of the amount that would be distributed to each Member pursuant to Section 12.02(c) shall be deemed the purchase price (“Purchase Price”) for such Member’s Interest for purposes of this Article VIII; subject, however, to adjustment for any Default Loans described in Section 8.08.        8.03   Non-Electing Member’s Option        For a period of thirty (30) days following the effective date of the Price Detennination Notice, the Non-Electing Member shall have the option to elect by delivering written notice (the “Purchase Notice”) of such election to the Electing Member within such thirty (30)-day period, either (i) to purchase the Electing Member’s entire Interest for the Purchase Price thereof, or (ii) to sell such Non-Electing Member’s entire Interest to the Electing Member for the Purchase Price thereof. Failure of the Non-Electing Member to timely and validly make an election in accordance with this Section 8.03 shall constitute an election by such Non-Electing Member to sell such Non-Electing Member’s entire Interest for the Purchase Price thereof to the Electing Member.        8.04   Deposit        WITHIN FIVE (5) BUSINESS DAYS AFTER THE EXPIRATION  OF THE THIRTY  (30)-DAY OPTION PERIOD SET FORTH TNSECTION   8.03, THE BUYING MEMBER   SHALL DEPOSIT  INTO AN ESCROW  ACCOUNT   ESTABLISHED  BY  THE BUYING  MEMBER   WITH A NATIONALLY   RECOGNIZED   TITLE COMPANY,  A DEPOSIT (THE “DEPOSIT”) BY A WIRE  TRANSFER  OF IMMEDIATELY   AVAILABLE FEDERAL  FUNDS  IN AN AMOUNT   EQUAL TO FIVE PERCENT  (5%) OF THE PURCHASE   PRICE, WHICH SHALL  BE NON-REFUNDABLE   TO THE  BUYING MEMBER   IF THE CLOSING OF THE SALE FAILS TO OCCUR  AS A RESULT  OF THE BUYING  MEMBER’S  DEFAULT.   UPON  THE CLOSING  OF THE SALE, THE DEPOSIT SHALL  BE A CREDIT AGAINST  THE PURCHASE  PRICE.  SUBJECT  TO SECTION 8.10, IF THE SALE FAILS TO OCCUR  DUE TO THE BUYING  MEMBER’S  DEFAULT,  THEN THE SELLING  MEMBER   SHALL RETAIN  THE DEPOSIT OF THE BUYING  MEMBER   AS LIQUIDATED  DAMAGES,   AS ITS SOLE AND EXCLUSIVE  REMEDY  AT  LAW IN CONNECTION   WITH  SUCH DEFAULT.   THE MEMBERS   ACKNOWLEDGE     THAT IT WOULD   BE IMPRACTICAL  AND  EXTREMELY   DIFFICULT TO ESTIMATE  THE DAMAGES   WHICH  THE SELLING  MEMBER   MAY  SUFFER IN CONNECTION  WITH  A DEFAULT   BY THE BUYING  MEMBER  UNDER  THIS ARTICLE  VIII. THEREFORE, SUBJECT  TO SECTION  8.10, THE MEMBERS HAVE AGREED   THAT A REASONABLE ESTIMATE  OF THE TOTAL  NET DETRIMENT   THAT THE  SELLING MEMBER   WOULD SUFFER  TNSUCH  EVENT  IS AND SHALL BE THE RIGHT OF THE  SELLING MEMBER TO RETAIN  THE DEPOSIT AS LIQUIDATED  DAMAGES,   AS ITS SOLE AND EXCLUSIVE  REMEDY   AT LAW  UNDER  THIS ARTICLE VIII. THE MEMBERS EXPRESSLY   ACKNOWLEDGE    AND  AGREE THAT  THE RETENTION  OF THE DEPOSIT IS NOT INTENDED  AS A FORFEITURE  OR PENALTY  WITHIN  THE MEANING  OF    1197590.08/DC 373745-00003/pdo/agt                 40 4848-9620-3892.16 

 

DELAWARE   LAW (OR CALIFORNIA  CIVIL CODE  SECTION 3375 OR 3369 OR UMER ANY OTHER  STATE LAWS  TO THE EXTENT  DELAWARE   LAW  DOES  NOT APPLY), BUT IS INTENDED TO CONSTITUTE  LIQUIDATED  DAMAGES   TO THE  SELLING MEMBER  PURSUANT   TO DELAWARE   LAW  (OR CALIFORNIA  CIVIL CODE SECTIONS 1671, 1676 AND 1677 OR UNDER ANY OTHER  STATE LAWS  TO THE EXTENT DELAWARE    LAW DOES  NOT APPLY).  NOTHING   CONTAINED  HEREIN SHALL LIMIT OR OTHERWISE  AFFECT  ANY  RIGHTS THE SELLING  MEMBER  MAY HAVE TO OBTAIN  SPECIFIC PERFORMANCE   AND, TO THE MAXIMUM    EXTENT PERMITTED  BY LAW, ANY  OTHER  EQUITABLE  REMEDIES.   THE MEMBERS ACKNOWLEDGE    THAT THEY  HAVE  BEEN ADVISED  BY THEIR COUNSEL   WITH RESPECT TO THE FOREGOING   PROVISIONS  OF THIS SECTION 8.04 AND BY THEIR INITIALS SET FORTH BELOW  INDICATE THAT  THE FOREGOING   REMEDIES  ARE FAIR AND REASONABLE   AND  AGREE  AND COVENANT   NOT  TO CONTEST  THE VALIDITY OF SUCH  REMEDY  AS A PENALTY,  FORFEITURE  OR OTHERWISE  IN ANY COURT  OF LAW (AND/OR  IN ANY ARBITRATION  PROCEEDING).           INITIALS OF TóN                      INITIALS OF MAJESTIC       8.05    Closing Adjustments       Within five (5) days before the actual date of the closing pursuant to Section 8.06 below, the Accounting Firm shall recalculate the amount of cash which would be distributed to each Member pursuant to Section 12.02(c) if such amount were determined as of the closing date under Section 8.06 (in lieu of the effective date of the Election Notice) taking into account any contributions and/or distributions that occur after the effective date of the Election Notice. Upon such determination, the Accounting Firm shall give each Member written notice (‘Adjusted Price Determination Notice”) thereof. The Accounting Firm shall reasonably and in good faith adjust the Defaulting Member’s Purchase Price, if and to the extent necessary, to take into account the adjustments described in the Adjusted Price Determination Notice and to take into account appropriate prorations that would have been made if there had been an actual sale of the Project to a third party.        8.06   Closing of Purchase and Sale        The closing of a purchase and sale held pursuant to this Article VIII shall be held at the principal office of the Company on a Business Day designated by the buying Member within sixty (60) days following the earlier of (i) the effective date upon which the Non-Electing Member has delivered the Purchase Notice pursuant to Section 8.03, or (ii) the expiration of the thirty (30)-day option period set forth in Section 8.03. The selling Member shall transfer to the buying Member (or the buying Member’s nominee(s)) the entire Interest of the selling Member free and clear of all liens, security interests, and competing claims and shall deliver to the buying Member (or the buying Member’s nominee(s)) such instruments of transfer and such evidence of due authorization, execution, and delivery, and of the absence of any such liens, security interests, or competing claims, as the buying Member (or the buying Member’s nominee(s)) shall reasonably request. The Purchase Price for the selling Member’s Interest shall be paid by the buying Member by delivering at the closing of a confirmed wire transfer of readily available   I 197590.08/OC 373745-00003/pdo/agt                -41— 4848-9620-3892.16 

 

funds or one (1) or more certified or bank cashier’schecks made payable to the selling Member in an amount equal to the Purchase Price, less the amount of the Deposit paid by the buying Member pursuant to Section 8.04 above (which shall be released to the selling Member at the closing). Effective as of the closing for the purchase of the selling Member’sInterest, the selling Member shall withdraw as a member of the Company. In connection with any such withdrawal, the buying Member may cause any nominee designated in the sole and absolute discretion of such Member to be admitted as a substituted member of the Company. Notwithstanding the foregoing, any indemnity of the selling Member and its Affiliates provided for under this Agreement including, without limitation, under Section 10.02(b) shall survive the sale of the Interest of the selling Member and its withdrawal as a member of the Company.        8.07   Representations and Warranties       At the closing, the selling Member shall represent and warrant to the buying Member that the sale of the selling Member’sInterest to the buying Member (or its nominee) (i) does not violate, conflict with, or result in a breach of any provisions of, or constitute a material default (or an event which, with notice or lapse of time or both, would constitute a material default) under any of the terms, conditions or provisions of any note, bond, mortgage, indenture, deed of trust, security or pledge agreement, license, lease, franchise, permit, agreement or other instrument or obligation to which the selling Member is a party (exclusive of any such agreement or other instrument or obligation to which the Company is a party), or (ii) violate any judgment, ruling, order, writ, injunction, decree, statute, rule or regulation applicable to the selling Member or any of the other properties or assets of the selling Member (exclusive of its Interest in the Company). The selling Member shall also represent and warrant to the buying Member at such closing that no notice to, declaration, filing or registration with, or authorization, consent or approval, or permit from, any domestic or foreign governmental regulatory body or authority, or any Person, is necessary in connection with the sale of its Interest to the buying Member.        8.08   Repayment of Default Loans        The Purchase Price shall be offset at the closing of such purchase by the then unpaid principal balance of any and all Default Loan(s) (together with all accrued, unpaid interest thereon) made by the buying Member to the selling Member. Such Default Loan(s) (together with all accrued, unpaid interest thereon) shall be deemed paid to the extent of such offset, with such deemed payment to be applied first to the accrued interest thereon and thereafter to the payment of the outstanding principal amount thereof. If the Purchase Price is insufficient to fully offset the then unpaid principal balance of any and all Default Loan(s) (together with all accrued, unpaid interest thereon) made by the buying Member to the selling Member, then the portion of any such Default Loan(s) (and accrued, unpaid interest thereon) that remains outstanding following such offset shall be required to be paid by the selling Member at the closing referenced in Section 8.06. Also, notwithstanding any provision of this Agreement to the contrary, the unpaid balance of any and all Default Loan(s) (including all outstanding principal amounts thereof and all accrued, unpaid interest thereon) made by the selling Member to the buying Member shall be required to be paid by the buying Member at the closing referenced in Section 8.06.   I 197590.08/OC 373745-00003/pdo/agt                —42— 4848-9620-3892.16 

 

      8.09   Release and Indemnity        On or before the closing of a purchase and sale held pursuant to this Article VIII, the buying Member shall use such Member’sreasonable and good faith efforts to obtain written releases of the selling Member and the selling Member’sAffiliates from all liabilities under all Recourse Documents and Nonrecourse Documents and all other liabilities of the Company for which the selling Member and/or its Affiliates may have personal liability, except to the extent such liabilities arise out of any Bad Acts or Prohibited Transfer of such selling Member or any Affiliate thereof To the extent the buying Member is unable to obtain such releases on or before the closing, the buying Member and an Affiliate of the buying Member with a net worth reasonably acceptable to the selling Member shall jointly and severally indemnif’, defend and hold the selling Member and its Affiliates wholly harmless from and against all such liabilities and guaranties, except to the extent such liabilities arise out of any Bad Acts or Prohibited Transfer of such selling Member or any Affiliate thereof. For purposes of clarification, the release, indemnity and related provisions set forth above in this Section 8.09 shall not apply to any Losses which are incurred by the Defaulting Member or its Affiliates to the extent such liabilities arise under an Affiliate Agreement.        8.10   Interim Event of Default        If the buying Member breaches its obligation under this Article VIII to timely and validly close the purchase of the selling Member’sInterest, then (i) the buying Member shall not have any further right to deliver an Election Notice pursuant to Section 8.01 for a period of one (1) year after the date of such default, and (ii) the selling Member shall have the right, but not the obligation, to elect to purchase the Interest of the buying Member by delivering a Purchase Notice to such buying Member within thirty (30) days following such default. If the selling Member makes the election described in clause (ii) above, then the Purchase Price for the buying Member’sInterest shall be ninety percent (90%) of the amount that was otherwise determined under Section 8.02 and such purchase and sale shall otherwise be on the other terms and conditions set forth in this Article VIII. If the selling Member delivers a Purchase Notice pursuant to this Section 8.10, then the selling Member shall not be entitled to retain the Deposit under Section 8.04.        8.11   Application of Provisions        The Members acknowledge and agree that if either Member has timely and validly delivered an Election Notice to the other Member and initiated the buy/sell procedures set forth in this Article VIII, then such other Member shall be precluded from delivering an Election Notice unless such buy/sell procedure has been terminated.                                  ARTICLE  IX      REPRESENTATIONS,   WARRANTIES,  COVENANTS   AND  OTHER  MATTERS        9.01   Tejon Representations        As of the Effective Date, each of the statements in this Section 9.01 shall be a true, accurate and full disclosure of all facts relevant to the matters contained therein. Tejon hereby   I 197590.08/OC 373745-00003IpdoIagt                 43 4848-9620-3892.16 

 

represents and warrants as follows for the sole and exclusive benefit of Majestic, each of which is material and is being relied upon by Majestic as of the Effective Date:               (a)  Due Formation. Tejon is a duly organized corporation validly existing       and in good standing under the laws of the State of California and has the requisite power       and authority to enter into and carry out the terms of this Agreement;               (b)  Required Actions. All corporate action required to be taken by Tejon       to execute and deliver this Agreement has been taken by Tejon and no further approval of       any member, partner, shareholder, manager, officer, board, court, or other body is       necessary to permit Tejon to execute and deliver this Agreement;               (c)  Binding Obligation. This Agreement and all other documents to be       executed and delivered by Tejon pursuant to the terms of this Agreement will on the date       such Agreement and documents are fully executed and delivered constitute legal, valid,       and binding obligations of Tejon, enforceable in accordance with their terms, except as       such enforceability may be limited by bankruptcy, insolvency, reorganization,       moratorium or other similar laws now or hereafter in effect affecting generally the       enforcement of creditors’rights, and statutes or rules of equity concerning the       enforcement of the remedy of specific performance (collectively, the “Enforceability       Exceptions”);               (d)   No Consent. No notice to, declaration, filing or registration with, or       authorization, consent or approval, or permit from, any domestic or foreign governmental       regulatory body or authority, or any Person, is necessary in connection with (i) the       execution and delivery of this Agreement by Tejon, or (ii) the consummation and       performance by Tejon of the transactions contemplated by this Agreement (other than the       usual and customary consents and permits required to be issued in connection with the       development of the Property);               (e)   Violation of Law. Neither the execution and delivery of this       Agreement by Tejon, nor the consummation by Tejon of the transactions contemplated       hereby, nor compliance by Tejon with any of the provisions hereof will (i) violate,       conflict with, or result in a breach of any provisions of, or constitute a material default (or       an event which, with notice or lapse of time or both, would constitute a material default)       under, any note, bond, mortgage, indenture, deed of trust, security or pledge agreement,       license, lease, franchise, permit, agreement or other instrument or obligation to which the       Company andlor Tejon is a party as of the Effective Date or to which the Company       and/or Tejon or any of the other properties or assets of the Company and/or Tejon may be       subject as of the Effective Date, or (ii) violate anyjudgment, ruling, order, writ,       injunction, decree, statute, rule or regulation applicable to the Company and/or Tejon or       any of the other properties or assets of the Company and/or Tejon as of the Effective       Date;               (f)   No Litigation. To the Actual Knowledge of Tejon, there is no       litigation, arbitration, legal or administrative suit, action, proceeding or investigation of   I 197590.0810C 373745-00003/pdo/agt                —44— 4848-9620-3892.16 

 

     any kind, pending or threatened in writing (nor any basis therefor), which questions,      directly or indirectly, the validity or enforceability of this Agreement as to Tejon;               (g)  No Member Obligations. Tejon has not incurred any other obligations      or liabilities (excluding any obligations or liabilities related to the Property) which could      individually or in the aggregate adversely affect Tejon’sability to perform its obligations      under this Agreement or which would become obligations or liabilities ofMajestic or the      Company;               (h)  Anti-Terrorism. Neither Tejon, nor any of its Affiliates, nor any of      their respective partners, members, shareholders or other equity owners, and none of their      respective employees, officers or directors, is, nor will they become, a Person with whom      U.S. persons or entities are restricted from doing business under regulations of Office of      Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those      named on OFAC’sSpecially Designated and Blocked Persons List) or under any statute,      executive order (including the September 24, 2001, Executive Order Blocking Property       and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or       Support Terrorism), or other governmental action and is not and will not engage in any       dealings or transactions or be otherwise associated with such Person;               (i)  No Plan Assets. Tejon does not hold the assets of any “employee      benefit plan” as defined by Section 3(3) of the Employee Retirement Income Security Act       of 1974, as amended, any “plan” as described by Section 4975(e)(l) of the Internal       Revenue Code of 1986, as amended, or any Person deemed to hold the plan assets of the       foregoing;               (j)   Financial Statements. The fmancial statements previously delivered by       Tejon to Majestic fairly present the financial condition of Tejon as of the date of such       financial statements, and no material adverse change has occurred in the financial       condition of Tejon since such date;               (k)   Most Knowledgeable Individuals. Lyda and Rentfro are the       individuals employed or affiliated with Tejon that have the most knowledge and       information regarding the representations and warranties made in this Section 9.01; and               (1)   No Untrue Statements. To the Actual Knowledge of Tejon, no       representation, warranty or covenant of Tejon in this Agreement contains or will contain       any untrue statement of material facts or omits or will omit to state material facts       necessary to make the statements or facts contained therein not misleading.        The term “Actual Knowledge of Tejon” means the actual present knowledge of Lyda and Rentfro without regard to any imputed or constructive knowledge and without any duty of inquiry or investigation. In no event shall Lyda or Rentfro have any liability for the breach of any of the representations or warranties set forth in this Agreement.   1197590.08/DC 373745-00003/pdo/agt                -45- 4848-9620-3892.16 

 

      9.02   Majestic Representations       As of the Effective Date, each of the statements in this Section 9.02 shall be a true, accurate and full disclosure of all facts relevant to the matters contained therein. Majestic hereby represents and warrants as follows for the sole and exclusive benefit of Tejon, each of which is material and is being relied upon by Tejon as of the Effective Date:               (a)  Due Formation. Majestic is a duly organized limited liability company       validly existing and in good standing under the laws of the State of Delaware and has the       requisite power and authority to enter into and carry out the terms of this Agreement;               (b)  Required Actions. All corporate action required to be taken by       Majestic to execute and deliver this Agreement has been taken and no further approval of       any member, partner, shareholder, manager, officer, board, court, or other body is       necessary to permit Majestic to execute and deliver this Agreement;               (c)  Binding Obligation. This Agreement and all other documents to be       executed and delivered by Majestic pursuant to the terms of this Agreement will on the       date such Agreement and documents are fully executed and delivered constitute legal,       valid, and binding obligations of Majestic, enforceable in accordance with their terms,       except as such enforceability may be limited by any Enforceability Exception;               (d)  No Consent. No notice to, declaration, filing or registration with, or       authorization, consent or approval, or permit from, any domestic or foreign governmental       regulatory body or authority, or any Person, is necessary in connection with (i) the       execution and delivery of this Agreement, or (ii) the consummation and performance by       Majestic of the transactions contemplated by this Agreement (other than the usual and       customary consents and permits required to be issued in connection with the development       of the Property);               (e)   Violation of Law. Neither the execution and delivery of this       Agreement, nor the consummation by Majestic of the transactions contemplated hereby,       nor compliance by Majestic with any of the provisions hereof will (i) violate, conflict       with, or result in a breach of any provisions of, or constitute a material default (or an       event which, with notice or lapse of time or both, would constitute a material default)       under, any note, bond, mortgage, indenture, deed of trust, security or pledge agreement,       license, lease, franchise, permit, agreement or other instrument or obligation to which the       Company and/or Majestic is a party as of the Effective Date or to which the Company       and/or Majestic or any of the other properties or assets of the Company and/or Majestic       maybe subject as of the Effective Date, or (ii) violate any judgment, ruling, order, writ,       injunction, decree, statute, rule or regulation applicable to the Company and/or Majestic       or any of the other properties or assets of the Company and/or Majestic as of the       Effective Date;               (f)   No Litigation. To the Actual Knowledge of Majestic, there is no       litigation, arbitration, legal or administrative suit, action, proceeding or investigation of   I 197590.08/OC 373745-00003/pdo/agt 4848-9620-3892 16 

 

     any kind, pending or threatened in writing (nor any basis therefor), which questions,      directly or indirectly, the validity or enforceability of this Agreement to Majestic;               (g)  No Member Obligations. Majestic has not incurred any obligations or      liabilities which could individually or in the aggregate adversely affect Majestic’sability      to perform its obligations under this Agreement or which would become obligations or      liabilities of Tejon or the Company;               (h)  Anti-Terrorism. Neither Majestic, nor any of its Affiliates, nor any of      their respective partners, members, shareholders or other equity owners, and none of their      respective employees, officers or directors, is, nor will they become, a Person with whom      U.S. Persons are restricted from doing business under regulations of OFAC (including      those named on OFAC’sSpecially Designated and Blocked Persons List) or under any       statute, executive order (including the September 24, 2001, Executive Order Blocking      Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit,       or Support Terrorism), or other governmental action and is not and will not engage in any       dealings or transactions or be otherwise associated with such Persons;               (i)  No Plan Assets. Majestic does not hold the assets of any “employee       benefit plan” as defined by Section 3(3) of the Employee Retirement Income Security Act       of 1974, as amended, any “plan” as described by Section 4975(e)(1) of the Internal       Revenue Code of 1986, as amended, or any entity deemed to hold the plan assets of the       foregoing;               (j)  Financial Statements. The financial statements previously delivered by       Tejon to Majestic fairly present the financial condition of Tejon as of the date of such       financial statements, and no material adverse change has occurred in the fmancial       condition of Tejon since such date;               (k)   Most Knowledgeable Individuals. Brett Tremaine and Thomas       Simmons are the individuals employed or affiliated with Majestic that have the most       knowledge and information regarding the representations and warranties made in this       Section 9.02;               (1)   No Untrue Statements. To the Actual Knowledge of Majestic, no       representation, warranty or covenant of Majestic in this Agreement contains any untrue       statement of material facts or omits to state material facts necessary to make the       statements or facts contained therein not misleading.        The term “Actual Knowledge of Majestic” means the actual present knowledge of Brett Tremaine and Thomas Simmons without regard to any imputed or constructive knowledge and without any duty of inquiry or investigation. In no event shall Brett Tremaine or Thomas Simmons have any liability for the breach of any of the representations or warranties set forth in this Agreement.   1197590.08/DC 373745-00003/pdo/agt                 47 4848-9620-3892.16 

 

      9.03   Brokerage Fee Representation and Indemnity       Except for Colliers International Greater Los Angeles, Inc. (which will be entitled to receive a real estate commission in connection with the Company’sacquisition of the Property that will be paid solely by Tejon), each Member hereby represents that such Member has not retained any broker, finder, agent or the like in connection with this Agreement or the transactions contemplatedherein. Each Member hereby agrees to indemnifi, defend and hold the other Member wholly harmless from and against all Losses arising out of any claim for brokerage or other commissions relative to this Agreement, or the transactions contemplated herein insofar as any such claim arises by reason of services alleged to have been rendered to or at the insistence of such indemnif,iing Member or any Affiliate thereof. No Member shall receive any credit to its Capital Account or Unreturned Contribution Account or otherwise be reimbursed by the Company for any amounts paid by such Member pursuant to this Section 9.03.        9.04   Investment Representations        Each Member agrees as follows with respect to investment representations:               (a)  Member Understandings. Each Member understands the following:                     (i)  No Registration. That the Interests in the Company evidenced            by this Agreement have not been registered under the Securities Act of 1933, 15            U.S.C. § 15b et q., the Delaware Securities Act, the California Corporate             Securities Law of 1968 or any other state securities laws (the “Securities Acts”)            because the Company is issuing Interests in the Company in reliance upon the             exemptions from the registration requirements of the Securities Acts providing for             issuance of securities not involving a public offering;                     (ii) Reliance by the Company. That the Company has relied upon             the representation made by each Member that the Interest issued to such Member             is to be held by such Member for investment; and                     (iii) No Distribution. That exemption from registration under the             Securities Acts would not be available if any Interest in the Company was             acquired by a Member with a view to distribution. Each Member agrees that the             Company is under no obligationto register the Interests or to assist the Members             in complying with any exemption from registration under the Securities Acts if             the Member should at a later date wish to dispose of such its Interest in the             Company.               (b)   Acquisition for Own Account. Each Member hereby represents to the       Company that such Member is acquiring its Interest in the Company for such Member’s       own account, for investment and not with a view to resale or distribution.               (c)   No Public Market. Each Member recognizes that no public market       exists with respect to the Interests and no representation has been made that such a public       market will exist at a future date.   I 197590.08/DC 373745-00003/pdo/agt                -48- 4848-9620-3 892. 16 

 

             (d)  No Advertisement. Each Member hereby represents that such Member       has not received any advertisement or general solicitation with respect to the sale of the       Interests.               (e)  Pre-Existing Business Relationship. Each Member acknowledges that       such Member has a preexisting personal or business relationship with the Company or its       officers, directors, or principal interest holders, or, by reason of such Member’sbusiness       or financial experience or the business or financial experience of such Member’sfinancial       advisors (who are not affiliated with the Company), could be reasonably assumed to have       the capacityto protect such Member’sown interest in connection with the acquisition of       its Interest. Each Member further acknowledges that such Member is familiar with the       financial condition and prospects of the Company’sbusiness, and has discussed with the       other Member the current activities of the Company. Each Member believes that the       Interest is a security of the kind such Member wishes to purchase and hold for       investment, and that the nature and amount of the Interest is consistent with such       Member’sinvestment program.               (f)   Due Investigation. Before acquiring any Interest in the Company, each       Member has investigated the Company and its business and the Company has made       available to each Member all information necessary for the Member to make an informed       decision to acquire an Interest in the Company. Each Member considers itself to be a       Person possessing experience and sophistication as an investor adequate for the       evaluation of the merits and risks of the Member’sinvestment in the Company.        9.05   Indemnification Obligations        In addition to the indemnity described in Section 9.03 above, each Member hereby unconditionally and irrevocably covenants and agrees to indemnify, defend and hold harmless the Company, the other Member and such other Member’spartners, members, shareholders, officers, directors, employees, agents and other representatives (collectively, the “Affiliated Parties”) from and against any and all Losses incurred by the other Member and/or such Affiliated Parties to the extent such Losses arise out of any material inaccuracy or material breach of any representations or warranties made by such Member under this Agreement. No Member shall receive any credit to its Capital Account or Unretumed Contribution Account or otherwise be reimbursed by the Company for any amounts paid by such Member pursuant to this Section 9.05.        9.06   Survival of Representations, Warranties and Covenants        Each Member understands the meaning and consequences of the representations, warranties and covenants made by such Member set forth in this Article IX and that the Company and the other Member have relied upon such representations, warranties and covenants. All representations, warranties and covenants contained in this Article IX shall survive the execution of this Agreement, the formation of the Company, the withdrawal of any Member as a member of the Company and the Liquidation of the Company.    1197590.08/OC 373745-00003Ipdo/agt                 49 4848-9620-3892.16 

 

                                ARTICLE  X          LIABILITY, EXCULPATION,  RESTRICTIONS  ON COMPETITION,                  FIDUCIARY  DUTIES AN1  LNIEMNIFICATION       10.01  Liability for Company Claims       Except as otherwise provided by this Agreement, the Delaware Act andlor any other applicable law, the debts, obligations and liabilities of the Company, whether arising in contract, tort or otherwise, shall be solely the debts, obligations and liabilities of the Company, and no Member shall be obligated personally for any such debt, obligation or liability of the Company solely by reason of being a member of the Company.        10.02  Exculpation, Indemnity and Reliance on Information       The Members hereby agree to the exculpation, indemnity and other provisions set forth below as follows:               (a)  Limitation on Covered Person Liability. No authorized person,       Member or Officer of the Company, or, if designated by the Executive Committee, any       Affiliate or any direct or indirect members, partners, shareholders, directors, officers,       managers, trustees or employees of any Member (collectively, the “Covered Persons”)       shall be liable or accountable in damages or otherwise to the Company or to any Member       for any error ofjudgment or any mistake of fact or law or for anything that such Covered       Person may do or refrain from doing hereafter, except to the extent caused by any Bad       Acts or Prohibited Transfer of such Covered Person or any Affiliate thereof. As used       herein, the term “Bad Acts” means (i) gross negligence, fraud or willful misconduct,       (ii) any act or omission outside the scope of authority granted under this Agreement       resulting in damages or liability to a Covered Person, (iii) any breach of this Agreement,       and (iv) any action willingly taken by any Guarantor under any Recourse Document for       the Project or Non-Recourse Document for the Project without the prior written consent       of both Members, which creates liability under any such Recourse Document or Non-       Recourse Document. The term “Prohibited Transfer” means any transfer of a direct or       indirect ownership in the Company (including, without limitation, any transfer of a direct       or indirect ownership interest in any Member) that results in a Lender declaring a default       or breach of or under any of the loan documents evidencing any Loan obtained by the       Company. For purposes of this Agreement, the Bad Act or Prohibited Transfer of any       Affiliate or employee of any Person will also be deemed to be the Bad Act or Prohibited       Transfer of such Person. The foregoing is subject to any applicable cure period provided       under this Agreement.               (b)   Indemnity. To the maximum extent permitted by applicable law as it       presently exists or may hereafter be amended, the Company hereby agrees to indemnify,       defend (with counsel selected by the Executive Committee), protect and hold harmless,       each Covered Person, from and against any and all Losses incurred by such Covered       Person by reason of anything which such Covered Person may do or refrain from doing       that arises out of or relates to the Company to the extent such Losses are not covered by       insurance maintained by or for the benefit of such Covered Person. The foregoing    I 197590.0810C 373745-00003/pdo/agt                -50— 4848-9620-3892.16 

 

     obligation of the Company to indemnify, protect, defend and hold harmless each Covered      Person shall extend to any Losses incurred by any Guarantor under any Recourse      Document or Nonrecourse Document (or as a result of the rights of contribution      described in Section 3.05). Notwithstanding the foregoing terms of this      Section 10.02(b),no Covered Person (including any Guarantor) shall be entitled to be      indemnified by the Company to the extent any such Losses are incurred by such Covered      Person by reason of, or in connection with, any Bad Acts or Prohibited Transfer of such      Covered Person. For the avoidance of doubt, in no event will the indemnity obligation      of the Company extend to any Losses that may be incurred or that may arise under an      Affiliate Agreement.             The Administrative Member may cause the Company to pay any costs and]or      expenses incurred by any Covered Person in defending any civil, criminal, administrative      or investigative action, suit or proceeding prior to the final disposition of such action, suit      or proceeding upon receipt of any undertaking by or on behalf of such Covered Person      (or, in the Executive Committee’sreasonable discretion, a creditworthy Affiliate thereof)      to repay such amount if it shall ultimately be determined that such Covered Person is not      entitled to be indemnified by the Company as authorized in this Section 10.02(b). The       obligation of the Company to indemnify, defend, protect and hold harmless each Covered      Person under any provision of this Agreement shall survive the withdrawal of any      Member from the Company andlor the Liquidation of the Company, in each case solely      to the extent such obligation of the Company arose prior to such withdrawal or       Liquidation.             If a claim for indemnification or payment of expenses under this Section 10.02(b)       is not paid in full within thirty (30) calendar days after a written claim therefor by the       Covered Person has been received by the Company, then the Covered Person may initiate       an action to recover the unpaid amount of such claim and, if successful in whole or in       part, shall be entitled to be paid the expense of prosecuting such claim. In any such       action, the Covered Person shall have the burden of proving that the Covered Person was       entitled to the requested indemnification or payment of expenses under applicable law.               (c)   Reliance upon Information, Opinions, Reports, etc. A Covered Person       shall be fully protected in relying in good faith upon the records of the Company, any       information received by any Member or the Company with respect to the Project       (financial or otherwise), and upon such information, opinions, reports or statements       presented to the Company by any Person as to matters the Covered Person reasonably       believes are within such other Person’sprofessional or expert competence including,       without limitation, information, opinions, reports or statements as to the value and       amount of the assets, liabilities, profits, losses or cash flow or any other facts pertinent to       the existence and amount of assets from which distributions to Members might properly       be paid.        10.03  Limitation on Liability        Notwithstanding anything to the contrary contained in this Agreement (and without limiting any liability a party may have under the Delaware Act or other applicable law to return   1197590.08/OC 373745-00003/pdo/agt                —51— 4848-9620-3892.16 

 

any distribution received by such party), no direct or indirect member, manager, partner, shareholder, officer, director, trustee or employee in or of any Member (collectively, the “Nonrecourse Parties”) shall be personally liable in any manner or to any extent under or in connection with this Agreement, and neither any Member nor the Company shall have any recourse to any assets of any of the Nonrecourse Parties. Neither any Member nor any Nonrecourse Party shall have any liability for any punitive damages, lost profits, special damages or consequential damages based on any claim that arises out of or relates to this Agreement andlor the Company. The limitations on liability provided in this Section 10.03 is in addition to, and not in limitation of, any limitation on liability applicable to any Member or Nonrecourse Party provided by law or by this Agreement or any other contract, agreement or instrument.        10.04  Activities of the Members and Their Affiliates        Subject to the terms hereof, each Member and their respective direct and indirect Affiliates, members, partners, shareholders, directors, managers, officers, employees, agents and trustees shall only be required to devote so much of their time to the business and affairs of the Company as is determined in the reasonable discretion of each such party. Subject to Section 10.05, neither Member nor any of its direct and indirect Affiliates, members, partners, shareholders, directors, officers, managers, employees, agents or trustees shall be prohibited from engaging in other businesses whether or not similar to the business of the Company.        10.05  Restrictions on Competition               (a)   Covenant Not to Compete. Each Member (the “Competing Member”)       hereby agrees (as a material inducement to the other Member to enter into this       Agreement) that neither such Member nor any Affiliate thereof shall, without the prior       written consent of the other Member (the “Non-Competing Member”), which consent       may be withheld in such Non-Competing Member’ssole and absolute discretion, directly       or indirectly, whether or not for compensation (as a proprietor, partner, member, lender,       shareholder, affiliate, officer, agent, director, consultant, trustee or otherwise) develop or       construct a speculative industrial building (i.e., a building constructed without a tenant       that has agreed to lease such building) that contains between one hundred twenty-five       thousand (125,000) and one million (1,000,000) square feet of gross leasable area that is       located in Kern County, California. Notwithstanding the foregoing, the Members       acknowledge that (i) Tejon (andlor an Affiliate thereof) owns two (2) industrial projects       at the Tejon Ranch Commerce Center commonly referred to as the 606,000 SF Five West       Parcel and the 62-acre site known as Pads 18/19 (which are located in the immediate       vicinity of the Project), and (ii) the Members andlor one (1) or more of their Affiliates       have formed a limited liability company and together may form one (1) or more other       limited liability companies or other entities in the future and each Member and its       Affiliates may undertake any activities with respect to such real property described in       clause (i) or clause (ii) above without regard to the restrictions set forth in this       Section 10.05(a).               (b)   Termination of Restrictions. Notwithstanding any other provision       contained in this Agreement, the restrictions set forth in Section 10.05(a)shall terminate   I197590.08/OC 373745-00003/pdo/agt                 52 4848-9620-3892.16 

 

      for each Member on the first to occur of the date that (i) at least ninety percent (90%) of      the gross leasable area contained in the Project has been leased, (ii) Tejon or Majestic      withdraws as a member of the Company (exclusive of any withdrawal resulting from any       Transfer of any Members Interest to any Permitted Transferee), or (iii) the Company       dissolves and liquidates.               (c)  Constructive Trust. If the Competing Member (or any Affiliate       thereof), directly or indirectly, breaches or violates the terms of Section 10.05(a),then, in       addition to any other rights or remedies the Non-Competing Member and/or the       Company may have against the Competing Member (or such Affiliate) at law or in       equity, the Competing Member shall be accountable to, and shall hold in trust for, the       Company, any income, compensation or profit that the Competing Member (or such       Affiliate) may derive from engaging in such activities.               (d)   Enforceability of Restrictions. If any of the restrictions in this       Section 10.05 shall be determined by any court of competentjurisdiction to be       unenforceable by reason of its extending for too great a period of time, or over too great a       geographical area, or by reason of any such restriction being too extensive in any other       respect, then such restriction shall be interpreted to extend only over the maximum period       of time for which it may be enforceable, and/or over the maximum geographical area as       to which it may be enforceable and/or to the maximum extent in all other respects as to       which it may be enforceable, all as determined by such court in such action.               (e)   Irreparable Damage. Any breach of the covenants contained in this       Section 10.05 by the Competing Member and/or any Affiliate thereof will cause       irreparable damage to the Company and the Non-Competing Member, the exact amount       of which will be difficult to ascertain, and the remedies at law for any such breach will be       inadequate. Accordingly, if the Competing Member and/or any Affiliate thereof       breaches the covenants contained in this Section 10.05, then in addition to any other       remedy which may be available at law or in equity, the Company and the Non-       Competing Member shall be entitled to specific performance and injunctive relief,       without, in the event of a finaljudgment, posting a bond or other security.        10.06  Fiduciary Duties        The fiduciary duties otherwise owed by the Members to each other under the Delaware Act or otherwise are limited as follows:               (a)   Other Activities. Except as otherwise provided by this Agreement       (including, without limitation, Section 10.05),to the maximum extent allowed by law,       neither Member shall have any obligations (fiduciary or otherwise) with respect to the       Company or to the other Member insofar as making other investment opportunities       available to the Company or to the other Member. Except as otherwise provided in this       Agreement, each Member may engage in whatever activities such Member may choose,       whether the same are competitive with the Company or otherwise, without having or       incurring any obligation to offer any interest in such activities to the Company or to the       other Member. Except as otherwise provided in this Agreement, neither this Agreement    I 19759008/CC 373745-00003/pdo/agt                -53- 4848-9620-3892.16 

 

      nor any activities undertaken pursuant hereto shall prevent either Member from engaging       in such activities, and to the maximum extent allowed by law, the fiduciary duties of the       Members to each other and to the Company shall be limited solely to those arising from       the business of the Company.             EACH  MEMBER   AGREES  THAT THE MODIFICATION   AND WAIVER   OF       THE FIDUCIARY  DUTIES OF EACH MEMBER   PURSUANT   TO THIS ARTICLE X       ARE FAIR AND REASONABLE   AND  HAVE  BEEN UNDERTAKEN    WTTHTHE       INFORMED  CONSENT  OF EACH  MEMBER.    TO THE MAXIMUM   EXTENT       ALLOWED   BY LAW, EACH  MEMBER  AGREES  AND  COVENANTS   NOT TO       CONTEST  THE VALIDITY OF THE  PROVISIONS OF THIS SECTION IN ANY       COURT  OF LAW (AND/OR  IN ANY OTHER  PROCEEDING).               (b)   Good Faith and Fair Dealing. Except as otherwise provided by this       Agreement, each Member intends to limit the standard of care, degree of loyalty and       fiduciary duties to the maximum extent allowed by law; provided, however, the foregoing       shall not eliminate the implied contractual covenant of good faith and fair dealing.       Without limiting the generality of the foregoing, each Member may exercise any of its       rights and remedies under this Agreement without regard to any fiduciary duties that are       owed to the Company or the other Member including, without limitation, the remedies set       forth in Section 3.03 and Articles VII and VIII.        10.07  Non-Exclusivity of Rights        Except as otherwise provided in this Agreement, the rights conferred on any Person by this Article X shall not be exclusive of any other rights which such Person may have or hereafter acquire under any applicable law.        10.08  Amendment or Repeal        Any repeal or modification of the foregoing provisions of this Article X shall not adversely affect any right or protection hereunder of any Person in respect of any act or omission occurring prior to the time of such repeal or modification.        10.09  Insurance        The Company may purchase and maintain insurance, to the extent and in such amounts as are determined by the Executive Committee on behalf of the Covered Persons and such other Persons as the Executive Committee shall determine in its reasonable discretion, against any liability or claim that may be asserted against or expenses that may be incurred by any such Person in connection with the activities of the Company or such indemnities, regardless of whether the Company would have the power to indemnify such Person against such liability under the provisions of this Agreement. The Company may enter into indemnity contracts with Covered Persons and such other Persons as the Executive Committee shall determine and adopt written procedures pursuant to which arrangements are made for the advancement of expenses and the funding of obligations under Section 10.02(b)hereof and containing such other procedures regarding indemnifications as are appropriate.   1197590.08/OC 373745-00003/pdo/agt  4848-9620-3892 . 16 

 

                               ARTICLE  XI                            BOOKS  AND RECORDS        11.01  Books of Account and Bank Accounts       The taxable year of the Company shall be the year ending December 31. The Administrative Member shall maintain accurate and complete books of account and records showing the assets and liabilities, operations, transactions and financial condition of the Company on an accrual basis in accordance with Generally Accepted Accounting Principles, consistently applied. The Administrative Member shall also provide to the other Member within fifteen (15) days after the end of each calendar month (i) an unaudited monthly net cash flow statement setting forth the calculation of net cash flow and all disbursements of cash by the Company, and (ii) an unaudited statement of continuing operations for the Company, including a balance sheet for the Company, as of the end of the month, and a profit and loss statement for the month. The Administrative Member shall also provide to the other Member within fifteen (15) days after the end of each calendar quarter a detailed description of any material deviations from the Approved Business Plan during the preceding calendar quarter. Promptly after written request by the other Member, the Administrative Member shall deliver such other information as is reasonably requested by the other Member. The Administrative Member shall also provide on an annual basis within thirty (30) calendar days after each calendar year annual unaudited statements of the operations of the Company including (A) statement of net assets (balance sheet); (B) statement of operations; (C) statement of cash flows; and (D) statement of changes in Members capital. The annual financial reports shall be delivered together with a written statement by the Administrative Member that includes (1) a representation by the Administrative Member that such annual statements fairly represent the financial condition of the Company, and (2) a representation by the Administrative Member that such financial statements have been prepared in accordance Generally Accepted Accounting Principles, consistently applied.        Upon not less than seventy-two (72) hours prior notice, the Administrative Member shall cooperate with the other Member, at the Company’ssole cost and expense, to conduct an independent inspection and review of the books and records of the Company. The other Member shall have the authority to authorize the preparation of audited fmancial statements for the Company at the expense of the requesting party. The failure by the Administrative Member to deliver or otherwise cooperate timely with any item to be delivered or request made in accordance with the requirements of this Section 11.01 shall be considered a material breach of the Administrative Member’sobligations under this Agreement (provided the foregoing shall not limit any cure rights the Administrative Member may have with respect to such breach under Section 2.16(c)(i) or 7.01(a) above).        During normal business hours at the principal office of the Company, on not less than forty-eight (48) hours prior notice, all of the following shall be made available for inspection and copying by each Member at its own expense: (i) all books and records relating to the business and financial condition of the Company, (ii) a current list of the name and last known business, residence or mailing address of each Member, (iii) a copy of this Agreement, the Certificate of Formation for the Company and all amendments thereto, together with executed copies of any written powers-of-attorney pursuant to which this Agreement, the Certificate of Formation and/or any amendments thereto have been executed, (iv) the amount of cash and a description   1197590.08/Dc 373745-00003/pdo/agt                -55-  4848-9620-3892 . 16 

 

and statement of the agreed value of any other property or services contributed by each Member to the capital of the Company and which each Member has agreed to contribute in the future, and (v) the date upon which each Member became a member of the Company.        11.02  Tax Returns        The Administrative Member shall cause to be prepared and timely filed and distributed to each Member, at the expense of the Company (and prepared by an accounting finn approved by the Executive Committee), all required federal and state tax returns for the Company which shall be delivered to the Members by no later than March 31 each year. The failure by the Administrative Member to deliver timely any tax return in accordance with the requirements of this Section 11.02 shall be considered a material breach of the Administrative Member’s obligations under this Agreement if (i) such failure is not caused by the other Member’s delay in delivering any information reasonably and timely requested in writing by the Administrative Member, and (ii) such failure is not caused by the accounting firm’sfailure to prepare such tax returns within the estimated timeframe provided by the accounting firm or any failure by the Executive Committee to agree on any accounting treatment or election (provided the foregoing shall not limit any cure rights the Administrative Member may have with respect to such breach under Section 2.16(c)(i) or 7.01(a) above).        The Administrative Member is hereby designated as the “partnershiprepresentative” of the Company within the meaning of Section 6223(a) of the Code, as amended by Title XI of the Bipartisan Budget Act of 2015. Following any resignation or removal of Majestic as the Administrative Member of the Company, Tejon shall be the “partnership representative” of the Company.  The Administrative Member (or Tejon if it has replaced Majestic as the “partnership representative” of the Company) is specifically directed and authorized to (x) to take whatever steps may be necessary or desirable to perfect its designation as “partnershiprepresentative,” including filing any forms or documents with the IRS, and (y) to take such other action as may from time to time be required under the Code and the Regulations. The “partnership representative” of the Company shall be entitled to be reimbursed by the Company for all reasonable third-party out-of-pocket costs and expenses incurred in connection with any tax proceeding relating to the Company. Notwithstanding the foregoing, the “partnership representative” of the Company shall (i) provide the Members with prompt notice and copies of all communications with the IRS, (ii) reasonably consult with the Members regarding the resolution of any disputes with the IRS, and (iii) not settle any such dispute, extend the statute of limitations with respect to such dispute, or take any other material action that would bind the Company or the Members in connection with such dispute, unless such decision is approved as a Major Decision. As the “partnershiprepresentative” of the Company, the Administrative Member will have the right to make an election to treat any “partnership adjustment” as an adjustment to be taken into account by each Member (and former member) in accordance with Section 6226 of the Code.   1197590.0810C 373745-00003/pdo/agt                —56— 4848-9620-3892.16 

 

                               ARTICLE  XII               DISSOLUTION  AND  WINDING UP OF THE  COMPANY        12.01  Events Causing Dissolution of the Company       Upon any Member’sbankruptcy, resignation, withdrawal, expulsion or other cessation to serve or the admission of a new member into the Company, the Company shall not dissolve but the business of the Company shall continue without interruption or break in continuity. However, the Company shall be dissolved and its affairs wound up upon the first to occur of any of the following events:               (a)   Failure to Deliver Initial Annual Business Plan. The election of Tejon       to dissolve the Company if Majestic does not deliver the initial annual business plan for       any reason to the Executive Committee pursuant to Section 2.07 within one hundred fifty       (150) days following the Effective Date of this Agreement (provided such election is       made prior to the date (if any) that the Executive Committee approves the initial annual       business plan for the Company);               (b)   Failure to Approve Initial Business Plan. The election of either       Member to dissolve the Company if the Executive Committee for any reason does not       approve the initial annual business plan in its sole and absolute discretion pursuant to       Section 2.07 prior to the first anniversary of the Effective Date (provided such election is       made prior to the date (if any) that the Executive Committee approves the initial annual       business plan for the Company);               (c)   Sale of Assets. The sale, transfer or other disposition by the Company       of all or substantially all of its assets and the collection by the Company of all       consideration received in such transaction (including, without limitation, the collection of       any promissory note received by the Company);               (d)   Election of Members. The affirmative election of the Executive       Committee to dissolve the Company; or               (e)   Decree of Dissolution. The entry of a decree ofjudicial dissolution       pursuant to Section 18-802 of the Delaware Act.        Except as provided above in this Section 12.01,neither Member shall have the right to, and each Member hereby waives to the maximum extent allowed by law the right to, unilaterally seek to dissolve or cause the dissolution of the Company or to unilaterally seek to cause a partial or whole distribution or sale of Company assets whether by court action or otherwise, it being agreed that any actual or attempted dissolution, distribution or sale would cause a substantial hardship to the Company and the other Member.        12.02  Winding Up of the Company        Upon the Liquidation of the Company, the Administrative Member shall proceed to the winding up of the business and affairs of the Company. During such winding up process, the Net Profits, Net Losses and Cash Flow distributions shall continue to be shared by the Members    1197590.08/DC 373745-00003/pdo/agt                —57— 4848-9620-3892.16 

 

in accordance with this Agreement. Subject to Section 12.03,the assets shall be liquidated as promptly as consistent with obtaining a fair value therefor, and the proceeds therefrom, to the extent available, shall be applied and distributed by the Company on or before the end of the taxable year of such Liquidation or, if later, within ninety (90) days after such Liquidation, in the following order:               (a)   Creditors. First, to creditors of the Company (including Members who       are creditors) in the order of priority as provided by law;               (b)   Reserves. Second, to establishing any reserves which the       Administrative Member reasonably determines are necessary for any contingent,       conditional or unmatured liabilities or obligations of the Company; and               (c)   Remaining Amounts. Thereafter, to the Members in the order of       priority set forth in Section 5.01.        Any reserves withheld pursuant to Section 12.02(b) shall be distributed as soon as practicable, as determined in the reasonable discretion of the Administrative Member, in the order of priority set forth in Section 12.02(c).        The Members believe and intend that the effect of making any and all liquidating distributions in accordance with the provisions of Section 12.02(c) shall result in such liquidating distributions being made to the Members in proportion to the positive balances standing in their respective Capital Accounts. If this is not the result, then the Administrative Member, upon the advice of tax counsel to the Company, is hereby authorized to make such amendments to the provisions of Article IV that are reasonably approved by the Executive Committee as may be necessary to cause such allocations to be in compliance with Code Section 704(b) and the Treasury Regulations promulgated thereunder.        12.03  Distribution of Assets Upon Early Dissolution Events        Following the effective date of any notice delivered to dissolve the Company pursuant to Section 12.01(a) or 12.01(b),(i) Tejon shall not have any duty or obligation to convey (or cause to be conveyed) the Property (or any portion thereof) or any rights related thereto to the Company, and (ii) neither the Company nor Majestic shall have any rights to participate in, or otherwise realize any economic benefit from, the Property (or any rights related thereto). In the case of a dissolution pursuant to Section 12.01(a) or Section 12.01(b), (A) the Company shall transfer, convey and assign (to the extent assignable) to Tejon any and all studies, surveys, plans, engineering and all other materials and rights owned by the Company that in any way relate to or benefit the Property (collectively, the “Property Materials & Rights”), and (B) any such transfer, conveyance and assignment shall be made by the Company to Tejon for no consideration on an “AS-IS”basis without any representation or warranty whatsoever from the Company, Majestic andlor any Affiliate thereof. If Tejon’sRepresentatives unreasonably withhold their approval of the Company’sinitial business plan pursuant to Section 2.07 and the Company is thereafter dissolved at the election of either Member pursuant to Section 12.01(b), then Tejon shall be required to reimburse the Company for all costs and expenses reimbursed or paid for by the Company to procure the Property Materials & Rights if and to the limited extent    1197590.0810C  373745-00003/pdo/agt                58 4848-9620-389216 

 

Majestic would otherwise receive less than the entire balance standing in its Unreturned Contribution Account upon the dissolution of the Company. Any amounts contributed by Tejon pursuant to this Section 12.03 shall be distributed to the Members in accordance with the terms of Section 5.01.        1204   Negative Capital Account Restoration        No Member shall have any obligation whatsoever upon the Liquidation of such Member’s Interest, the Liquidation of the Company or in any other event, to contribute all or any portion of any negative balance standing in such Member’s Capital Account to the Company, to the other Member or to any other Person.                                 ARTICLE  XIII                              MISCELLANEOUS        13.01  Amendments        This Agreement may be amended andlor modified only with the written approval of both Members.        13.02  Waiver of Conflict Interest        EACH  MEMBER  HEREBY  ACKNOWLEDGES     AND AGREES  THAT, IN CONNECTION   WITH THE  DRAFTING, PREPARATION   AND NEGOTIATION   OF THIS AGREEMENT   AND  THE CONTRIBUTION   AGREEMENT,   THE FORMATION   OF THE COMPANY   AND  ALL OTHER  MATTERS  RELATED  THERETO,  (I) ALLEN MATKINS LECK  GAMBLE  MALLORY   & NATSIS LLP HAS ONLY  REPRESENTED   THE INTERESTS  OF TEJON, AND NOT THE  INTERESTS OF MAJESTIC, THE COMPANY    OR ANY  OTHER  PARTY, AND (II) SNELL & WILMER LLP HAS ONLY  REPRESENTED   THE 1NTERESTS  OF MAJESTIC AND  NOT THE INTERESTS  OF TEJON, THE COMPANY   OR ANY  OTHER  PARTY.  THE ATTORNEYS,   ACCOUNTANTS   AND  OTHER  EXPERTS WHO  PERFORM   SERVICES FOR ANY  MEMBER   MAY  ALSO PERFORM   SERVICES FOR THE  COMPANY.    TO THE EXTENT  THAT THE FOREGOING   REPRESENTATION CONSTITUTES   A CONFLICT OF INTEREST, THE COMPANY   AND  EACH  MEMBER HEREBY  EXPRESSLY   WAIVES ANY  SUCH  CONFLICT OF INTEREST.   EACH MEMBER   FURTHER  ACKNOWLEDGES     THAT THE ATTORNEYS,   ACCOUNTANTS AN]) OTHER  EXPERTS  WHO  PERFORM  SERVICES FOR  THE COMPANY   SHALL NOT BE DEEMED   BY VIRTUE OF SUCH  REPRESENTATION   TO HAVE  ALSO REPRESENTED   ANY  OTHER  PARTY IN CONNECTION   WITH ANY  SUCH MATTERS.        13.03  Partnership Intended Solely for Tax Purposes        The Members have formed the Company as a Delaware limited liability company under the Delaware Act, and do not intend to form a corporation or a general or limited partnership under Delaware or California law (or any other state law). The Members intend the Company to be classified and treated as a partnership solely for federal and state income taxation purposes.  Each Member agrees to act consistently with the foregoing provisions of this Section 13.03 for    1197590.08/CC  373745-00003Jpdo/agt  4848-9620-3892.16 

 

all purposes, including, without limitation, for purposes of reporting the transactions contemplated herein to the Internal Revenue Service and all state and local taxing authorities.        13.04 Notices       All notices or other con-irnunicationsrequired or permitted hereunder shall be in writing, and shall be delivered or sent, as the case may be, by any of the following methods: (i) personal delivery, (ii) overnight commercial carrier, (iii) registered or certified mail, postage prepaid, return receipt requested, or (iv) facsimile or email. Any such notice or other communication shall be deemed received and effective upon the earlier of(A) if personally delivered, the date of deliveryto the address of the Person to receive such notice; (B) if delivered by overnight commercial carrier, one (1) day following the receipt of such communication by such carrier from the sender, as shown on the sender’sdelivery invoice from such carrier; (C) if mailed, on the date of delivery as shown by the sender’sregistry or certification receipt; or (D) if given by facsimile or email, when sent if received by the intended recipient of such facsimile or email prior to 5:00 p.m. on a Business Day or on the next Business Day if not received by the recipient of such facsimile prior to 5:00 p.m. on a Business Day. Any notice or other communication sent by facsimile or email must be confirmed within two (2) Business Days by letter mailed or delivered in accordance with the foregoing to be effective. Any reference herein to the date of receipt, delivery, or giving or effective date, as the case may be, of any notice or conmiunication shall refer to the date such communication becomes effective under the tenus of this Section 13.04. Any such notice or other communication so delivered shall be addressed to the party to be served at the address for such party set forth in Section 1.02. The address for either Member may be changed by giving written notice to the other Member in the manner set forth in this Section 13.04. Rejection or other reftisal to accept or the inability to deliver because of changed address of which no notice was given shall be deemed to constitute receipt of the notice or other communication sent.        13.05  Construction of Agreement        The Article and Sectionheadings of this Agreement are used herein for reference purposes only and shall not govern, limit, or be used in construing this Agreement or any provision hereof. Each of the Exhibits attached hereto is incorporated herein by reference and expressly made a part of this Agreement for all purposes. References to any Exhibit made in this Agreement shall be deemed to include this reference and incorporation. ‘Wherethe context so requires, the use of the neuter gender shall include the masculine and feminine genders, the masculine gender shall include the feminine and neuter genders, the feminine gender shall include the masculine and neuter genders, and the singular number shall include the plural and vice versa. Each Member acknowledges that (i) each Member is of equal bargaining strength; (ii) each Member has actively participated in the drafting, preparation and negotiation of this Agreement; and (iii) any rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not apply in the interpretation of this Agreement, any portion hereof, or any Exhibits attached hereto.   1197590.08/OC 373745-00003Ipdofagt                 60 4848-9620-3892.16 

 

      13.06  Counterparts        This Agreement may be executed and delivered in multiple counterparts including by  facsimile or .pdf file, each of which shall be deemed an original Agreement, but all of which, taken together, shall constitute one (1) and the same Agreement, binding on the parties hereto.  The signature of any party hereto to any counterpart hereof shall be deemed a signature to, and  may be appended to, any other counterpart hereof.        13.07   Attorneys’Fees        If any lawsuit, arbitration, mediation or other proceeding is commenced by any Member  against any other Member that arises out of, or relates to, this Agreement, then the prevailing  Member in such action shall be entitled to recover reasonable attorneys’fees and costs. Any judgment or order entered in any such action shall contain a specific provision providing for the  recovery of all costs and expenses of suit including, without limitation, reasonable attorneys’and  expert witness fees, costs and expenses incurred in connection with (i) enforcing, perfecting and  executing such judgment; (ii) post-judgment motions; (iii) contempt proceedings;  (iv) garnishment, levy, and debtor and third-party examinations; (v) discovery; and  (vi) bankruptcy litigation.         13.08  Approval Standard        The consent, approval or determination of any Member or Representative required or  permitted under this Agreement may be withheld in such party’ssole and absolute discretion,  unless this Agreement provides that such consent or approval shall not be unreasonably withheld  (or another standard is specifically provided for in this Agreement for such matter).         13.09  Further Acts        Each Member covenants, on behalf of such Member and such Member’ssuccessors and  assigns, to execute, with acknowledgment, verification, or affidavit, if required, any and all  documents and writings, and to perform any and all other acts, that may be reasonably necessary  or desirable to implement, accomplish, and/or consummate the formation of the Company, the  achievement of the Company’spurposes, and any other matter contemplated under this  Agreement.         13.10  Preservation of Intent         If any provision of this Agreement is determined by any court having jurisdiction to be  illegal or in conflict with any laws of any state orjurisdiction, then the Members agree that such  provision shall be modified to the extent legally possible so that the intent of this Agreement may  be legally carried out. If any of the provisions contained in this Agreement, or the application  thereof in any circumstances, is held invalid, illegal or unenforceable in any respect or for any  reason, then the validity, legality and enforceability of any such provision in every other respect  and of the remaining provisions of this Agreement shall not be in any way impaired or affected,  it being intended that the Members’rights and privileges described in this Agreement shall be  enforceable to the fullest extent permitted by law.    I 197590.08/OC  373745-00003/pdo/agt                61  4848-9620-3892.16 

 

      13.11  Waiver       No consent or waiver, express or implied, by a party to or of any breach or default by any other party in the performance by such other party of such other party’sobligations under this Agreement shall be deemed or construed to be a consent or waiver to or of any other breach or default in the performance by such other party hereunder. Failure on the part of a party to complain of any act or failure to act of any other party or to declare any other party in default, irrespective of how long such failure continues, shall not constitute a waiver by such non- complaining or non-declaring party of the latter’srights hereunder.        13.12  Entire Agreement        This Agreement, together with the Contribution Agreement, contains the entire understanding among the parties hereto with respect to the subject matter hereof and supersedes any and all prior or other contemporaneous understanding, correspondence, negotiations or agreements between them respecting the subject matter hereof.        13.13  Choice of Law        Notwithstanding the place where this Agreement may be executed by any of the parties hereto, the parties expressly acknowledge and agree that all of the terms and provisions of this Agreement shall be construed under the laws of the State of Delaware (without giving effect to the conflicts of laws and principles thereof). In furtherance of the foregoing, and pursuant to Section 17708.01(a) of the California Act, all rights, duties, obligations and remedies of the Members shall be governed by the Delaware Act (without giving effect to the conflicts of laws and principals thereof).        13.14  No Third-Party Beneficiaries        Except as otherwise set forth in Section 3.05 and Article X, the provisions of this Agreement are not intended to be for the benefit of, or enforceable by, any third party and shall not give rise to a right on the part of any third party (i) to enforce or demand enforcement of a Member’s obligation to contribute capital, obligation to return distributions, or obligation to make other payments to the Company as set forth in this Agreement, or (ii) to demand that the Company, the Administrative Member or the other Member obtain financing or issue any capital call.        13.15  Successors and Assigns        Subject to the restrictions set forth in Article VI and Section 9.04, this Agreement shall inure to the benefit of and shall bind the parties hereto and their respective personal representatives, successors, and assigns.        13.16  No Usury        Notwithstanding any other provision in this Agreement, the rate of interest charged by the Company or by any Member (and/or any Affiliate thereof) in connection with any obligation under this Agreement shall not exceed the maximum rate permitted by applicable law. To the   1197590.0810C 373745-00003/pdo/agt 4848-9620-3892.16 

 

extent that any interest charged by the Company or by any Member (and!or Affiliate thereof) shall have been finally adjudicated to exceed the maximum amount permitted by applicable law, such interest shall be retroactively deemed to have been a required repayment of principal (and any such amount paid in excess of the outstanding principal amount shall be promptly returned to the payor). In furtherance of the foregoing, the Members acknowledge and agree that pursuant to the Delaware Act, no obligation of a Member to the Company shall be subject to the defense of usury, and no Member shall impose the defense of usury with respect to any such obligation in any action.        13.17  Venue        If any litigation, claim or lawsuit directly or indirectly arising out of this Agreement is not required to be resolved in accordance with the JAMS procedures provided for under Section 13.18, then each Member hereby irrevocably consents to the maximum extent allowed by law to the exclusivejurisdiction of the state and federal courts located in California and to the exclusive venue of (i) the Eastern District of California for any federal action or proceeding arising out of or relating to, this Agreement, and (ii) the Superior Court of California located in Kern County, California for any state action or proceeding arising out of, or relating to, this Agreement.        13.18  Dispute Resolution        Any action to resolve any controversy or claim arising out of, or related to in any way to, this Agreement (exclusive of any impasse on any Major Decision) or the Contribution Agreement, including, without limitation, any alleged breach of this Agreement or the Contribution Agreement and any claim based upon any tort theory, however characterized shall be resolved through a binding arbitration before an arbitrator in accordance with the terms of this Section 13.18.               (a)   Binding Arbitration. Any Member desiring to bring any action under       this Agreement or the Contribution Agreement shall give written notice to the other       Member (the “Arbitration Notice”), which notice shall state with particularity the nature       of the dispute and the demand for relief’,making specific reference by Section and title, if       applicable, of the provisions of this Agreement or the Contribution Agreement pertaining       to the dispute. This arbitration provision and its validity, construction, and performance       shall be governed by the Federal Arbitration Act (the “FAA”) and cases decided       thereunder and, to the extent relevant, the laws of the State of California. Further, the       terms and procedures governing the enforcement of this Section 13.18 shall be governed       by and construed and enforced in accordance with the FAA, and not individual state laws       regarding enforcement of arbitration agreements.               (b)   Selection of Arbitrator. The Members shall endeavor to agree, within       thirty (30) days of the Arbitration Notice, upon a mutually acceptable arbitrator to resolve       the dispute. The arbitrator shall be a single formerjudge of the Superior Court or the       Court of Appeal of the State of California or a member in good standing with the       California State Bar currently employed by or associated with the office of       JAMS/ENDISPUTE  (“JAMS”) located in Los Angeles, California. The arbitrator shall   I I975900810C 373745-00003/pdo/agt 4848-9620-3892 16 

 

     have no direct or indirect social, political or business relationship of any sort with either      of the Members, their respective legal counsel or any other Person materially involved      with the Project. If the Members cannot agree upon the arbitrator within such thirty      (30)-day period, then JAMS, in its sole discretion, shall provide a list of three (3)      arbitrators with the qualifications set forth above. Within ten (10) days of JAMS      providing the above-described list, each Member shall be entitled to strike one (1) name      from the list and so notify JAMS. JAMS, in its sole discretion, thereafter shall select as      arbitrator any one (1) of the persons remaining on the list, and the person so selected shall      thereafter serve as arbitrator. If for any reason JAMS is unable or unwilling to make      such an appointment, then any Member may apply to the Superior Court of the State of      California in and for the County of Los Angeles for appointment of any formerjudge of      the Superior Court or the Court of Appeal of the State of California to serve as arbitrator.      The appointment of an arbitrator, whether by JAMS or by the Superior Court pursuant to      the foregoing, shall be made, and the arbitrator shall serve, without further objection from      any Member, except on the ground of conflict of interest, if any, pursuant to the same      rules that would apply if the arbitrator was serving as an active member of the Superior      Court or Court of Appeal.              (c)   Location of Proceeding. The proceeding shall take place at a City of      Los Angeles office of JAMS and shall be conducted pursuant to the provisions of JAMS      Comprehensive Arbitration Rules & Procedures in effect on the date of the Arbitration      Notice (the “Rules”); provided that in all events the rules of evidence in such proceeding      shall be governed by the California Evidence Code. Discovery between the parties prior      to the arbitration hearing shall be limited to the mutual exchange of relevant documents.      Interrogatories and request for admissions shall not be allowed under any circumstance.      Depositions of witnesses shall not be permitted, unless it is shown that the witness will be      otherwise unavailable and it is necessary to preserve his or her testimony for the hearing.      The arbitrator shall have the authority set forth in Section 1282.6 of the California Code      of Civil Procedure to issue subpoenas requiring the attendance at the hearing of      witnesses, and to issue subpoenas duces tccum for the production at the hearing of books,      records, documents and other evidence.              (d)   Resolution Dispute. Except as otherwise provided in Section 13.18(c),      the arbitrator shall apply Delaware law in resolving the dispute. In resolving the      dispute, the arbitrator shall apply the pertinent provisions of this Agreement without      departure therefrom in any respect, and the arbitrator shall not have the power to change      any of the provisions of the Agreement. The arbitrator shall try all of the issues      including, without limitation, any issues that may be raised concerning whether the      dispute is subject to the provisions of this Section 13.18 and any and all other issues,      whether of fact or of law, and shall hear and decide all motions and matters of any kind.      The arbitrator shall not be required to prepare a written statement of decision as to any      interlocutory decision, but at the conclusion of the arbitration shall prepare a written      statement of decision thereon which shall be final and binding upon the parties, and upon      which judgment may be entered in accordance with applicable law in any court having      jurisdiction thereof. Any interlocutory decisions by the arbitrator likewise shall be fmal      and binding, except that the arbitrator shall have the power to reconsider such decisions      for good cause shown. The Members shall not have the right to appeal the arbitration   I 19759008/OC 373745-00003/pdo/agt 4848-9620-389216 

 

     award consistent with the JAMS Optional Arbitration Appeal Procedure in effect at the      time or any similar successor rules. Subject to the limitations in this Section 13.18, the      arbitrator shall have the authority to grant any equitable and legal remedies that would be      available in a judicial proceeding. The arbitrator may award interim and final injunctive      relief and other remedies, but may not award punitive, exemplary, treble or other      enhanced damages. The arbitrator shall have no power or authority to issue any award      or determination that would amend or modify this Agreement. Notwithstanding the       foregoing, a party shall be permitted to seek a temporary restraining order or injunctive      relief in a court of competent jurisdiction with regard to any controversy, dispute or claim      between them relating to or arising out of this Agreement, a breach of this Agreement or      the tennination of the Administrative Member, where such relief is appropriate; provided       that other relief shall be pursued through an arbitration proceeding pursuant to this       Section 13.18. Each Member shall use reasonable efforts to expedite the arbitration       process, and each Member shall have the right to be represented by counsel.               (e)  Award of Fees. Subject to the obligation of the arbitrator to award       such fees and expenses to the prevailing party as provided in Section 13.07, until the       arbitrator issues his or her final statement of decision, each Member shall pay the fees       and expenses of its attorneys and experts in connection with the adjudication and one-half       of the fees and expenses of the arbitrator; provided, however, that the arbitrator shall have       the same power as a judge pursuant to the California Code of Civil Procedure to award       sanctions with reference to interlocutory matters. Subject to Section 13.07, the Member       shall bear an equal (pro rata) share of any arbitration costs, including any administrative       or hearing fees charged by the arbitrator or JAMS.               (f)   Waiver of Jury Trial. TO THE MAXIMUM EXTENT PERMITTED       BY LAW, EACH  MEMBER   HEREBY  WAIVES  EACH SUCH  MEMBERS   RIGHT       TO A TRIAL BY JURY OF ANY  CLAIM OR CAUSE  OF ACTION  (WHETHER  AS       PLAINTIFF, DEFENI)ANT OR OTHERWISE)  BASED  UPON  OR ARISING OUT  OF       OR RELATED  TO THE COMPANY,   THIS AGREEMENT,  THE CONTRIBUTION       AGREEMENT,   OR THE TRANSACTIONS   CONTEMPLATED    HEREBY  OR       THEREBY,  IN ANY ACTION, PROCEEDING,  OR OTHER  LITIGATION OF ANY       TYPE BROUGHT   BY ANY MEMBER   AGAINST  THE OTHER  MEMBER,       WHETHER   WITH RESPECT  TO CONTRACT   CLAIMS, TORT CLAIMS, OR       OTHERWISE.   EACH  MEMBER   AGREES  THAT ANY  SUCH CLAIM  OR CAUSE       OF ACTION  SHALL BE TRIED BY AN ARBITRATOR   AS PROVIDED  ABOVE       BUT THIS WAIVER  SHALL  BE EFFECTIVE EVEN  IF, FOR ANY REASON       WHATSOEVER,   SUCH  CLAIM OR CAUSE  OF ACTION  CANNOT  BE TRIED BY       SUCH  ARBITRATOR.   WITHOUT  LIMITING  ThE FOREGOING,  EACH       MEMBER   FURTHER  AGREES  THAT EACH  SUCH MEMBERS    RIGHT TO A       TRIAL BY JURY IS WAIVED  TO THE MAXIMUM   EXTENT  ALLOWED   BY LAW       BY OPERATION  OF THE FOREGOING   AS TO ANY ACTION,  COUNTERCLAIM       OR OTHER  PROCEEDING   WHICH SEEKS, IN WHOLE  OR ENPART,  TO       CHALLENGE   THE VALIDITY  OR ENFORCEABILITY   OF THIS AGREEMENT  OR       THE CONTRIBUTION   AGREEMENT   OR ANY  PROVISION  OF EITHER SUCH       AGREEMENT.    THIS WAIVER  SHALL  APPLY TO ANY  SUBSEQUENT   I197590.08/OC 373745-00003/pdo/agt                 65 4848-9620-3892.16 

 

      AMENDMENTS,   RENEWALS,  SUPPLEMENTS,   OR MODIFICATIONS  TO THIS       AGREEMENT   AND/OR  THE CONTRIBUTION  AGREEMENT.                     1NITIA   OF              INITIALS OF                       TEJON                  MAJESTIC               (g)   Survivability. The provisions of this Section 13.18 shall survive the       withdrawal of any Member from the Company and the dissolution and liquidation of the       Company.        13.19  Timing        All dates and times specified in this Agreement are of the essence and shall be strictly enforced.        13.20  Remedies for Breach of this Agreement        Except as otherwise specifically provided in this Agreement, the remedies set forth in this Agreement are cumulative and shall not exclude any other remedies to which a Person may be lawfully entitled.        13.21  Survivability of Representations and Warranties        All representations, warranties and covenants contained in this Agreement including, without limitation, the indemnities contained in Sections 7.10, 8.09, 9.03, 9.05 and 10.02(b) shall survive the execution of this Agreement, the formation of the Company, the withdrawal of any Member and the Liquidation of the Company.        13.22  Reasonableness of Rights and Remedies        THE RIGHTS AND  REMEDIES  SET FORTH  TNTHIS AGREEMENT   (INCLUI)ING, WITHOUT   LIMITATION, SECTION 3.03 ANT)ARTICLES VI AND VII) ARE A MATERIAL  INDUCEMENT    FOR EACH MEMBER   TO ENTER  INTO THIS AGREEMENT, AND  THE MEMBERS   WOULD  NOT  HAVE AGREED   TO ENTER INTO THIS AGREEMENT   BUT  FOR THE AGREEMENT   OF EACH  MEMBER   TO BE BOIJND BY SUCH  REMEDIES.   EACH MEMBER   ACKNOWLEDGES    AND  AGREES  THAT THE FOREGOING   REMEDIES  ARE FAIR AND REASONABLE   AND  HAVE  BEEN ENTERED INTO WITH  THE INFORMED  CONSENT   OF EACH MEMBER.    EACH MEMBER FURTHER  ACKNOWLEDGES     AND AGREES  THAT  IT WOULD  BE IMPRACTICABLE AND  EXTREMELY   DIFFICULT TO ESTIMATE  THE DAMAGES   WHICH  THE COMPANY   AND  THE NON-DEFAULTING   MEMBER   MAY  SUFFER IN CONNECTION WITH  THE OCCURRENCE   OF ANY  OF THE DEFAULTS  DESCRIBED  ABOVE. THEREFORE,  EACH  MEMBER   AGREES THAT  THE REMEDIES  SET FORTH  ABOVE REASONABLY    AND FAIRLY  REFLECT THE DETRIMENT   THAT THE  COMPANY   AND THE NON-DEFAULTING    MEMBER  WOULD   SUFFER IN SUCH  EVENT AND, TNLIGHT OF THE DIFFICULTY  IN DETERMINING  ACTUAL  DAMAGES,   REPRESENT  A PRIOR AGREEMENT   AMONG   THE MEMBERS   AS TO APPROPRIATE  LIQUIDATED   I 197590.08/OC 373745-00003Ipdo/agt                 66 4848-9620-3892.16 

 

DAMAGES.   EACH  MEMBER   ALSO AGREES  THAT  THE REMEDIES  SET FORTH ABOVE  ARE NOT INTENDED  AS A FORFEITURE  OR PENALTY  UISW)ERDELAWARE OR ANY OTHER  APPLICABLE  STATE  LAW.  EACH  MEMBER   FURTHER COVENANTS   NOT TO CONTEST  THE VALIDITY  OF THE REMEDIES  SET FORTH ABOVE  AS A PENALTY, FORFEITURE  OR OTHERWISE   IN ANY COURT  OF LAW (ANI)/OR TNANY ARBITRATION   OR MEDIATION).        13.23  Force Majeure       The time period for each Member to perform any obligation under this Agreement shall be extended for the time period such Member (the “Obligated Member”) is unable to perform such obligation as a result of any Force Majeure Delay. The term “Force Majeure Delay” means any delay as a result of war, national emergency, strikes (other than strikes or labor disturbances limited in scope to primarily the employees of the Obligated Member or any Affiliate thereof), riot or civil unrest, utility failure, acts of God (excluding inclement weather) or other events totally outside the control of the Obligated Member or any Affiliate thereof. Notwithstanding the foregoing, no Force Majeure Delay shall be deemed to exist as a result of (i) the Obligated Member’slack of funds (other than a temporary lack of funds resulting from any event totally outside the control of the Obligated Member described in the preceding sentence), or (ii) any delay solely caused by any act or omission of the Obligated Member or any Affiliate thereof, and in any event, the length of any Force Majeure Delay shall be reduced by (A) the time period that elapses after the tenth Business Day following the initial cause of the delay through the date the Obligated Member notifies the other Member in writing of the delay and the reason for the delay (if the Obligated Member has previously failed to provide such notice to the other Member on or before the tenth Business Day following the initial cause of the delay), or (B) the length of any delay caused by the Obligated Member’sfailure to promptly exercise and continue to exercise reasonable commercial efforts to remove or overcome such delay. All other delays from acts or events are explicitly excluded from Force Majeure Delays and shall not extend the time period for any Member to perform any of its obligations under this Agreement.                                 ARTICLE  XIV                                DEFINITIONS        14.01  Accountant’sNotice        The term “Accountant’s Notice” is defined in Section 7.03.        14.02  Accounting Firm        The term “Accounting Firm” means Ernst & Young or such other accounting firm as selected by the Executive Committee.        14.03  Actual Knowledge of Majestic        The term “Actual Knowledge of Majestic” is defined in Section 9.02.   I 197590.08/OC 373745-00003/pdo/agt                —67— 4848-9620-3892.16 

 

      14.04  Actual Knowledge of Telon       The tenu “Actual Knowledge of Tejon” is defined in Section 9.01.        14.05  Additional Contribution Date       The term “Additional Contribution Date” is defined in Section 3.02.        14.06  Adjusted Accountant’sNotice        The term “Adjusted Accountant’s Notice” is defined in Section 7.05.        14.07  Adjusted Capital Account        The term “Adjusted Capital Account” means, with respect to each Member as of the end of each Fiscal Year of the Company, such Member’sCapital Account (i) reduced by any anticipated allocations, adjustments and distributions described in Treasury Regulation Section 1.704-1(b)(2)(ii)(d)(4)-(6), and (ii) increased by the amount of any deficit in such Member’sCapital Account that such Member is deemed obligated to restore pursuant to the penultimate sentences of Treasury Regulation Sections 1.704-2(g)(1) and 1.704-2(i)(5) or under Section 1.704-1(b)(2)(ii)(c) of the Treasury Regulations at the end of such Fiscal Year.        14.08  Adjusted Price Determination Notice        The tenri “Adjusted Price Determination Notice” is defined in Section 8.05.        14.09  Administrative Member        The term “Administrative Member” is defined in Section 2.03.        14.10  Affiliate        The term “Affiliate” means any Person which, directly or indirectly through one (1) or more intermediaries, controls or is controlled by or is under common control with another Person. The term “control” as used herein (including the terms “controlling,” “controlled by,” and “under common control with”) means the possession, direct or indirect, of the power to (i) vote more than fifty percent (50%) of the outstanding voting securities of such Person, or (ii) otherwise direct management policies of such Person by contract or otherwise.        14.11  Affiliate Agreements        The term “Affiliate Agreements” is defined in Section 2.15.        14.12  Affiliated Member        The term “Affiliated Member” is defined in Section 2.15.    I 19759008/OC 373745-00003Ipdo/agt                 68 4848-9620-389216 

 

      14.13  Affiliated Parties        The term “Affiliated Parties is defined in Section 9.05.        14.14  Agreed Value        The term “Agreed Value” is defined in Section 3.01(b).        14.15  Agreement        The term “Agreement” means this Limited Liability Company Agreement of TRC-MRC  3, LLC.        14.16  Applicable ABP Date        The term “Applicable ABP Date” is defined in Section 2.07.        14.17  Applicable Construction Costs        The term “Applicable Construction Costs” is defined in Section 2.10.        14.18  Appraised Value        The tenn “Appraised Value” is defined in Section 7.03(a).        14.19  Approved Business Plan        The term “Approved Business Plan” is defined in Section 2.07.        14.20  Arbitration Notice        The term “Arbitration Notice” is defined in Section 13.18(a).        14.21  Bad Acts        The term “Bad Acts” is defined in Section 10.02(a).        14.22  Book Basis        The term “Book Basis” means, with respect to any asset of the Company, the Gross Asset Value (as determined under this Agreement). The Book Basis of all assets of the Company shall be adjusted thereafter by depreciation as provided in Treasury Regulation Section 1.704-   1(b)(2)(iv)(g) and any other adjustment to the basis of such assets other than depreciation or amortization.    I 197590.08/OC  373745-00003/pdo/agt               —69-  4848-9620-3892,16 

 

      14.23 Business Day       The term “Business Day” means any day other than Saturday, Sunday, or other day on which commercial banks in California are authorized or required to close under the laws of such state or the United States.        14.24  Business Plan Period       The term “Business Plan Period” means the twelve (12)-month period ending December 31 of each year; provided that the initial Business Plan Period shall be the period beginning on the Initial Contribution Date and ending on the estimated Project Stabilization Date; and the second Business Plan Period shall be the period beginning on the day after the Project Stabilization Date and ending on the subsequent December 31.        14.25  California Act        The term “California Act” means the California Revised Uniform Limited Liability Company Act as set forth in Title 2.6, Chapter 1 et çq. of the California Corporations Code, as hereafter amended from time to time.        14.26  Cap Balance Return        The term “Cap Balance Return” means, with respect to each Member, a cumulative amount calculated like interest at the rate of five percent (5%) per annum, compounded monthly, and accrued commencing from and after the Substantial Completion Date on the excess, if any, of (i) the balance standing in such Member’sUnreturned Contribution Account, minus (ii) the balance standing in the other Member’sUnreturned Contribution Account (both determined as of the date the Cap Balance Return is being calculated), to the extent such difference is a positive number. For financial and income tax reporting purposes, neither accrual nor payment of the Cap Balance Return shall be an expense of the Company nor be treated as a guaranteed payment under Section 707(c) of the Code.        14.27  Capital Account        The term “Capital Account” means with respect to each Member, the amount of money contributed by such Member to the capital of the Company, increased by the aggregate fair market value at the time of contribution (as determined by the Executive Committee) of all property contributed by such Member to the capital of the Company (net of liabilities secured by such contributed property that the Company is considered to assume or take subject to under Section 752 of the Code), the aggregate amount of all Net Profits allocated to such Member, and any and all items of gross income and gain specially allocated to such Member pursuant to Sections 4.03 and 4.04, and decreased by the amount of money distributed to such Member by the Company (exclusive of any guaranteed payment within the meaning of Section 707(c) of the Code paid to such Member), the aggregate fair market value at the time of distribution (as determined by the Executive Committee) of all property distributed to such Member by the Company (net of liabilities secured by such distributed property that such Member is considered to assume or take subject to under Section 752 of the Code), the amount of any Net Losses allocated to such Member, and any and all losses and deductions, including, without limitation,    I 197590.08/OC 373745-00003/pdo/agt                -70- 4848-9620-3892.16 

 

any and all partnership andlor partner “nonrecourse deductions” specially allocated to such Member pursuant to Sections 4.03 and 4.04. The foregoing Capital Account definition and the other provisions of this Agreement relating to the maintenance of Capital Accounts are intended to comply with Treasury Regulation Sections 1.704-1(b) and 1.704-2 and shall be interpreted and applied in a manner consistent with such Regulations.        14.28  Capital Call Notice       The term “Capital Call Notice” is defined in Section 3.02.        14.29  Cash Flow       The term “Cash Flow” means the excess, if any, of all cash receipts of the Company as of any applicable determination date in excess of the sum of (i) all cash disbursements (inclusive of any guaranteed payment within the meaning of Section 707(c) of the Code paid to any Member and any reimbursements made to any Member, but exclusive of distributions to the Members in their capacities as such) of the Company prior to that date, and (ii) any reserve, reasonably determined by Administrative Member, for anticipated cash disbursements, including debt service, that will have to be made before additional cash receipts from third parties will provide the funds therefor.        14.30  Certificates        The term “Certificates” is defined in Section 3.03(a).        14.31  Code        The term “Code” means the Internal Revenue Code of 1986, as heretofore and hereafler amended from time to time (andlor any corresponding provision of any superseding revenue law).        14.32  Commerce        The term “Commerce” is defined in Section 2.04(g).        14.33  Company        The term “Company” means the limited liability company created pursuant to this Agreement and the filing of the Certificate of Formation for the Company with the Office of the Delaware Secretary of State in accordance with the provisions of the Delaware Act.        14.34  Competing Member        The term “Competing Member” is defined in Section 10.05(a).        14.35  Construction Contract        The tenn “Construction Contract” is defmed in Section 2.10.   1197590.0810C 373745-00003/pdo/agt                —71— 4848-9620-3 892 16 

 

     14.36  Construction Loan      The term “Construction Loan’ is defmed in Section 3.04.       14.37  Consultants      The term “Consultants” is defined in Section 2.11.       14.38  Contributing Member       The term “Contributing Member” is defined in Section 3.03.       14.39  Contributing Party       The term “Contributing Party” is defined in Section 3.05.       14.40  Contribution Agreement       The term “Contribution Agreement” is defined in Section 2.07.       14.41  Covered Persons       The term “Covered Persons” is defined in Section 10.02(a).       14.42  Default Events       The term “Default Events” is defined in Section 7.01.       14.43  Default Loan       The term “Default Loan” is defined in Section 3.03(a).       14.44  Default Notice       The tenn “Default Notice” is defined in Section 7.02.       14.45  Defaulting Member       The term “Defaulting Member” is defined in Section 7.01.       14.46  Defaulting Member’sPurchase Price       The term “Defaulting Member’s Purchase Price” is defined in Section 7.03.       14.47  Delaware Act       The term “Delaware Act” means the Delaware Limited Liability Company Act (6 Del. C. § 18-101, et q.), as hereafter amended from time to time.   I 197590.08/OC 373745-00003/pdo/agt 4848-9620-3892.16 

 

      14.48  Delinquent Contribution       The term “Delinquent Contribution” is defined in Section 3.03.        14.49  Deposit       The term “Deposit” is defined in Section 8.04.        14.50  Design-Builder       The term “Design-Builder” is defined in Section 2.10.        14.51  Development Budget        The term “Development Budget” is defined in Section 2.08.        14.52  Development Fee        The term “Development Fee” is defined in Section 2.11.        14.53  Development Plan        The term “Development Plan” is defined in Section 2.08.        14.54  Dilution Percentage        The term “Dilution Percentage” is defined in Section 3.03(b).        14.55  Effective Date        The term “Effective Date” is defined in the Preamble.        14.56  Electing Member        The term “Electing Member” is defined in Section 8.01.        14.57  Election Notice        The term “Election Notice” is defined in Section 8.01.        14.58  Enforceability Exceptions        The term “Enforceability Exceptions” is defined in Section 9.01(c).        14.59  Equalization Condition        The term “Equalization Condition” is defined in Section 3.02(a).    1197590.08/OC 373745-00003/pdo/agt                -73- 4848-9620-3892.16 

 

      14.60  Executive Committee       The term ‘Executive Committee” is defined in Section 2.01(a).        14.61  FAA        The term “FAA” is defined in Section 13.18(a).        14.62  Fiscal Year        The term “Fiscal Year” means the twelve (12)-month period ending December 31 of each year; provided that the initial Fiscal Year shall be the period beginning on the Effective Date and ending on December 31, 2018, and the last Fiscal Year shall be the period beginning on  January 1 of the calendar year in which the final liquidation and termination of the Company is completed and ending on the date such final liquidation and termination is completed. To the extent any computation or other provision hereof provides for an action to be taken on a Fiscal Year basis, an appropriate proration or other adjustment shall be made in respect of the initial and final Fiscal Years to reflect that such periods are less than full calendar year periods.        14.63  Force Majeure Delay        The term “Force Majeure Delay” is defined in Section 13.23.        14.64  Gross Asset Value        The term “Gross Asset Value” means, in respect to any asset of the Company, the asset’s adjusted tax basis for federal income tax purposes; provided, however, that (i) the Gross Asset Value of any asset contributed or deemed contributed by a Member to the Company or distributed to a Member by the Company shall be the gross fair market value of such asset (without taking into account Section 7701(g) of the Code), as determined by the Executive Committee; and (ii) the Gross Asset Values of all Company assets may be adjusted, by the Executive Committee, to equal their respective gross fair market values (taking into account Section 7701(g) of the Code), as reasonably determined by the Executive Committee, as of (A) the date of the acquisition of an additional interest in the Company by any new or existing member in exchange for more than a de minimis contribution to the capital of the Company, or (B) upon the Liquidation of the Company or the distribution by the Company to a retiring or continuing member of more than a de minimis amount of money or other Company property in reduction of such Member’s Interest. Any adjustments made to the Gross Asset Value of Company assets pursuant to the foregoing provisions shall be reflected in the Members’ Capital Account balances in the manner set forth in Treasury Regulation Sections 1.704-1(b) and  1.704-2.        14.65  Guarantor(s)        The terms “Guarantor” and “Guarantors” are defined in Section 3.05.    1197590.08/OC  373745-00003/pdo/agt  4848-9620-3892.16 

 

      14.66  Hypothetical Distribution       The term “Hypothetical Distribution” means, with respect to each Member and any Fiscal Year, the amount that would be received by such Member (or, in certain cases, reduced as appropriate by the amount such Member would be obligated to pay) if all Company assets were sold for cash equal to their Book Basis, all Company liabilities were satisfied to the extent required by their terms (limited, with respect to each nonrecourse liability to the Book Basis of the assets securing each such liability), and the net assets of the Company were distributed in full to the Members pursuant to Section 5.01.        14.67  Impasse Event        The term “Impasse Event” is defined in Section 2.02(k).        14.68  Improvements        The term “Improvements” is defined in Section 1.03.        14.69  Initial Contribution Date        The term “Initial Contribution Date” is defined in Section 3.01(b).        14.70  Interest        The term “Interest’ means with respect to each Member, all of such Member’sright, title and interest in and to the Net Profits, Net Losses, Cash Flow, distributions and capital of the Company, and any and all other interests therein in accordance with the provisions of this Agreement and the Delaware Act.        14.71  JAIMS        The term “JAMS” is defined in Section 13.18(b).        14.72  Just Cause Event        The term “Just Cause Event” is defined in Section 2.16(c).        14.73  Lender(s)        The terms “Lender’ and “Lenders” are defined in Section 3.04.        14.74  Liquidation        The term “Liquidation” means, (i) with respect to the Company the earlier of the date upon which the Company is terminated under Section 708(b)(1) of the Code or the date upon which the Company ceases to be a going concern (even though it may continue in existence for the purpose of winding up its affairs, paying its debts and distributing any remaining balance to its Members), and (ii) with respect to a Member wherein the Company is not in Liquidation,    I197590.08/OC 373745-00003/pdo/agt                -75- 4848-9620-3892.16 

 

means the liquidation of a Member’sinterest in the Company under Treasury Regulation Section 1.761-1(d).        14.75  Loans       The term “Loans” is defined in Section 3.04.        14.76  Lockout Date       The term “Lockout Date” is defined in Section 8.01.        14.77  Losses        The term “Losses” is defined in Section 3.05.        14.78  jyçj        The term “Lyda” is defined in Section 2.01(b).        14.79  Majestic        The term “Majestic” is defined in the Preamble.        14.80  Majestic Group        The term “Majestic Group” is defined in the Section 6.02(e).        14.81  Major Decisions        The term “Major Decisions” is defined in Section 2.04.        14.82  Marketing Plan        The term “Marketing Plan” is defined in Section 2.13.        14.83  Master Developer Work        The term “Master Developer Work” is defined in Section 2.12.        14.84  Member(s)        The term “Members” means Tejon and Majestic, collectively; the term “Member” means either one (1) of the Members.        14.85  MRC        The term “MRC” is defined in Section 6.02(c).    1197590.08/OC 373745-00003/pdo/agt                -76- 4848-9620-3892.16 

 

      14.86  Net Profits and Net Losses        The terms “Net Profits” and “Net Losses” mean, for each Fiscal Year or other period, an amount equal to the Company’staxable income or loss, as the case may be, for such year or period, determined in accordance with Section 703(a) of the Code (for this purpose, all items of income, gain, loss and deduction required to be stated separately pursuant to Section 703(a)(1) of the Code shall be included in taxable income or loss); provided, however, for purposes of computing such taxable income or loss, (i) such taxable income or loss shall be adjusted by any and all adjustments required to be made in order to maintain Capital Account balances in compliance with Treasury Regulation Sections 1.704-1(b),and (ii) any and all items of gross income, gain, loss andlor deductions, including, without limitation, any and all partnership and/or partner “nonrecourse deductions” specially allocated to any Member pursuant to Sections 4.03 and 4.04 shall not be taken into account in calculating such taxable income or loss.        14.87  Non-Competing Member        The term “Non-Competing Member” is defined in Section 10.05(a).        14.88  Non-Contributing Member        The term “Non-Contributing Member” is defined in Section 3.03.        14.89  Non-Contributing Party        The tenn “Non-Contributing Party” is defined in Section 3.05.        14.90  Non-Defaulting Member        The term “Non-Defaulting Member” is defined in Section 7.01.        14.91  Non-Electing Member        The term “Non-Electing Member” is defined in Section 8.01.        14.92  Nonrecourse Documents        The term “Nonrecourse Documents” is defined in Section 3.05.        14.93  Nonrecourse Parties        The term “Nonrecourse Parties” is defined in Section 10.03.        14.94  Obligated Member        The term “Obligated Member” is defined in Section 13.23.        14.95  OFAC        The term “OFAC” is defined in Section 9.01(h).    119759008/ac  373745-00003/pdo/agt               —77—  4848-9620-389216 

 

      14.96  Officers       The term “Officers” is defined in Section 2.17(a).        14.97  Operating Budget        The term “Operating Budget” is defined in Section 2.09.        14.98  Partially Adjusted Capital Account        The term “Partially Adjusted Capital Account” means, with respect to each Member and taxable year, the Capital Account of such Member at the beginning of such taxable year, adjusted as set forth in the definition of “CapitalAccount” for all contributions and distributions during such year and all special allocations pursuant to Sections 4.03 and 4.04, but before giving effect to any allocation to Net Profits or Net Losses for such taxable year pursuant to Section 4.01 or 4.02.        14.99  Percentage Interest        The term “Percentage Interest” means, with respect to each Member, the percentage set forth opposite such Member’sname on Exhibit “A”attached hereto under the column labeled “Percentage Interest,” subject to any adjustment pursuant to Section 3.03(b).        14.100 Permanent Loan        The term “Permanent Loan” is defined in Section 3.04.        14.101 Permitted Transferees        The term “Permitted Transferees” is defined in Section 6.02.        14.102 Person        The term “Person” means a natural person, partnership (whether general or limited), limited liability company, trust, estate, association, corporation, custodian, nominee, or any other individual or entity, in its own or any representative capacity.        14.103 Pre-Development Budget        The term “Pre-Development Budget” is defined in Section 2.06.        14.104 Price Determination Notice        The term “Price Determination Notice” is defined in Section 8.02.        14.105 Pro Rata Share        The term “Pro Rata Share” is defined in Section 3.05.    1197590.0810C  373745-00003/pdo/agt                78  4848-9620-3892.16 

 

      14.106 Prohibited Transfer        The term “Prohibited Transfer” is defmed in Section 10.02(a).        14.107 Project        The tenn “Project” is defined in Section 1.03.        14.108 Project Stabilization Date        The term “Project Stabilization Date” means the first date that the Company has under lease and occupancy by tenants at least ninety-five percent (95%) of the space available for lease in the Project.        14.109 Property        The term “Property” is defined in Section 1.03.        14.110 Property Management Fee        The term “Property Management Fee” is defined in Section 2.14.        14.111 Property Material & Rights        The term “Property Material & Rights” is defined in Section 12.03.        14.112 Purchase Notice        The term “Purchase Notice” is defined in Section 8.03.        14.113 Purchase Price        The term “Purchase Price” is defined in Section 8.02.        14.114 Quorum        The term “Quorum” is defined in Section 2.02(a).        14.115 Real Estate Assets        The tenri “Real Estate Assets” is defined in the Section 6.02(d).        14.116 Recourse Documents        The term “Recourse Documents” is defined in Section 3.05.        14.117 Regulatory Allocations        The term “Regulatory Allocations” is defined in Section 4.04.    1197590.08/CC  373745-00003/pdo/agl                —79—  4848-9620-3892.16 

 

                                                                                                           temporary                                                                                                 therefrom                                                                                        acknowledges                                                                           intended 4848-9620-3           373745-00003/pd               1                 197590.0810C                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          14.118                                                                                                                                                                                                                                                                                                                                                                                                                                                                     The                                                                                                                                                                                                                                                                                                                                                                                                                                                                               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                                                                                                                                                                                                                                                       term                                                                                                                                                                                                                                                                                                                                                                                                                                                                     terms                                                                                                             certificate                                                                                                                                                                            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                                                                                                                                                                                                                                            term                                                                                                                                                                                                                                                      term                                                                                                                                                                                                            term                                                                                                                                                                  term                                                                                                                         term                                                                                                                                                                                                                                                                                                                                                                                                                                                1                                                                                                   tenant                                                                                        that                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             Removal                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Rentfro                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          Representative(s)                                                                                                                                                                                                                                                                                                                                                                                                                                                Response                                                                                                                                                                                                                                                                                                                                                                                                       Roski                                                                                                                                                                                                                                                                                                                                                             Roski                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              “Rentfro”                                                                                                                                                                                                                                                                                                                    Rules                                                                                                                                                                                                                                                                                                                                                                                                                            “Response                                                                                                                                                                                                                                                                           Securities                                                                                                                                                                                                                                                                                                                                                                                “Roski”                                                                                                                                                                                                                                Shortfall                                                                                               “Roski                                                                                                                                                                                        Stated                                                                                                                                                                                                                                                                                             “Rules”                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       Removal                                                                                                                                            Substantial                                                                                                                                                                                                                                                     “Securities                                                                                                                                                                                                            “Shortfall”                                                                                                                                                                   “Stated                                                                                                                         “Substantial                                                                                                                                                                                                                                                                                                                                                                                                                                                                     ‘Representative’                                                                                        the                                                                                                    improvements),                                                                                                               of                                                                                                                                                                                                                                                                                                                                                              Family                                                                                         Project                                                                                                                                                                                        Value                        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                                                                                                                                                                                                                                                               Period                                                                                                                                                                                                                                                                           Acts                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     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                                                                                                                                                                                                                                          defined                                                                                                                                                                                                                                                                                                                                                                                                                            Period”                                                                                                                                               Completion                                                                                                                                                                                                                                                      Acts”                                                                                                                                                                                                             is                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               defined                                                                                         and                                                                                                                          Completion     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                                                              (or                                                                                                                                                                                                                                                                                                                                         defined                                                                                                                                                                                                                                                                                              in                                                                                                                                                                                                                                                                                                                                                                                                                                                                    and                                                                                                                                                                  defined                                                                                                                                                                                                                                                                                                                                                                                                                            is                                                                                                    pursuant                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               in                                                                                                                                                                                                                                                       defmed                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        defined                                                                                         construction                                                                                                                                                                                                                                                                                                                                                                                   Section                                                                                                                                                                                                                                                                                               Section                                                                                                                                                                                                                                                                                                                                                                                                                             defined                                                                                                               its                                                                                                                                                                                                             in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               Section                                                                                                                                                                                                                                                                                                                                                                                                                                                                    “Representatives”                                                                                                                                               Date                                                                                                                                                                                                             Section                                                                                                             equivalent)                                                                                                                                                                                                                                                                                                                                          in                                                                                                                                                                   in                                                                                                                          Date”                                                                                                                                                                                                                                                       in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        in                                                                                                    to                                                                                                                                                                                                                                                                                                                                                                                   6.02(c).                                                                                                                                                                                                                                                                                                                                          Section                                                                                                                                                                  Section                                                                                                                                                                                                                                                                                                13.18(c).                                                                                                                                                                                                                                                                                                                                                                                                                             in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                2.0           80                                                                                                                                                                                                                                                       Section                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         Section                                                                                                    which                                                                                                                                                                                                                                                                                                                                                                                                                             Section                                                                                                                                                                                                              3.02.                                                                                                                           means                                                                                         is                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                1(b).                                                                                         complete                                                                                                                for                                                                                                                                                                                                                                                                                                                                          6.02(c).                                                                                                                                                                   8.01.                                                                                                     the                                                                                                                                                                                                                                                       9.04(a)(i).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        2.16(c).                                                                                                                the                                                                                                                                                                                                                                                                                                                                                                                                                             2.05.                                                                                                                         the                                                                                                     local                                                                                                                                                                                                                                                                                                                                                                                                                                                                       are                                                                                                                occupancy                                                                                                                           date                                                                                          and                                                                                                                                                                                                                                                                                                                                                                                                                                                                       defined                                                                                                     governing                                                                                                                           that                                                                                          available                                                                                                                           Kern                                                                                                                                                                                                                                                   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     authority                                                                                                                           County                                                                                          for                                                                                                                Project                                                                                          occupancy                                                                                                                                                                                                                                                                                                                                                                                                                                                                       2.0                                                                                                                           issues                                                                                                     generally                                                                                                                                                                                                                                                                                                                                                                                                                                                                        1(b).                                                                                                                 (excepting                                                                                                                            a                                                                                          for                                                                                           its 

 

      14.129 Target Capital Account       The term ‘Target Capital Account” means, with respect to each Member and any taxable year, an amount (which may be either a positive or a deficit balance) equal to the Hypothetical Distribution such Member would receive (or, in certain cases, reduced as appropriate by the amount such Member would be required to pay), minus the Member’sshare of Company minimum gain determined pursuant to Treasury Regulation Section 1.704-2(g), and minus the Member’sshare of partner minimum gain determined in accordance with Treasury Regulation Section 1.704-2(i)(5), all computed immediately prior to the hypothetical sale described in the definition of “Hypothetical Distribution.”        14.130 Tejon        The term “Tejon” is defined in the Preamble.        14.131 Teion Group        The term ‘Tejon Group” is defined in the Section 6.02(d).        14.132 Transfer        The term “Transfer” is defmed in Section 6.01.        14.133 Treasury Regulation        The term ‘Treasury Regulation” means any proposed, temporary andlor final federal income tax regulation promulgated by the United States Department of the Treasury as heretofore and hereafter amended from time to time (andlor any corresponding provisions of any superseding revenue law and/or regulation).        14.134 Unreturned Contribution Account        The term “Unreturned Contribution Account” means a separate account to be maintained by the Company for each Member that will be credited by the Agreed Value of the Property (in the case of Tejon), the agreed value of any other property contributed by such Member, and the amount of money contributed (or deemed contributed) by such Member to the capital of the Company and credited to such account pursuant to Sections 3.01(a), 3.01(b), 3.02, 3.03(a) or 3.03(b), and decreased by the amount of money distributed (or deemed distributed) by the Company to such Member pursuant to Sections 3.03(b), 5.01(b) or 5.01(c), and the fair market value at the time of distribution (as determined by the Executive Committee) of any property distributed to such Member by the Company (net of any liabilities secured by such distributed property that such Member is considered to assume or take subject to under  Section 752 of the Code) pursuant to Sections 5.01(b) or 5.01(c).                           [SIGNATURES ON  NEXT PAGE]    1197590.08/DC  373745-00003/pdo/agt                81  4848-9620-3892.16 

 

     TNWITNESS  WHEREOF,   the parties hereto have executed this Agreement effective as of the day and year first above written.  Tej on’                           TEJON INDUSTRIAL  CORP.,                                   a California corporation                                    By                                     By:                                      Name:           H.    H7Fj-                                      Its:  V     LJTI   “Iajestic”                        MAJESTIC  TEJON III, LLC,                                   a Delaware limited liability company                                    By: Majestic Realty Co.,                                       a California corporation                                       Its: Manager                                        By:                                          Name:   EDWARO P ROSKI, JR.                                          Its: President and Chairman of the Board                                        By:                                          Name:                                          Its:   1197590.08/OC 373745-00003/pdo/agt                -82- 4848-9620-3892.16 

 

                               EXHIBIT “A”              NAMES,  ADDRESSES,  PERCENTAGE    INTERESTS  AND              INITIAL CASH  CONTRIBUTIONS   OF THE  MEMBERS                                        Percentage          Initial Cash              Member                   Interest          Contribution   Tejon Industrial Corp.                50.0%              $100,000’  P.O. Box 1000  Lebec, CA 93243  Attn.: Allen Lyda and Joe Rentfro   Majestic Tejon III, LLC               50.0%              $100,000  13191 Crossroads Parkway North,  6th Floor  City of Industry, CA 91746-3497  Attn.: Edward P. Roski, Jr. and       Brett A. Tremaine                Totals                   100.0%             $200,000      Tejon is also required to contribute the Property to the Company at the Agreed Value in accordance with Section 3.01(b).                                   EX.I-IIBIT A I 197590.08/OC 373745-00003/pdojagl                —1— 4848-9620-3892.16 

 

                                                             EXHIBIT           “B”                                    LEGAL          DESCRIPTION                OF    THE      PROPERTY                                                              [To   Be    Provided]                                                                     EXI-IIBIT“B  1197590.08/OC 373745-00003/pdo/agt                                                     —1— 4848-9620-3892.16 

 

                                 EXBIBIT    “A”                            LEGAL     DESCRIPTION  ALL THAT  PORTION  OF PARCEL  MAP NO. 10915-”E”, FILED FOR RECORD  AUGUST  10, 2016 IN PARCEL MAP  BOOK  60, PAGES 119 THROUGH   124 (INCLUSIVE), IN THE OFFICE OF THE KERN COUNTY   RECORDER;  ALSO  BEINGA  PORTION  OF SECTION31, TOWNSHIP  11NORTH, RANGE   19 WEST,  S.B.M., COUNTY  OF  KERN,  STATE  OF  CALIFORNIA.  BEING  MORE PARTICULARLYDESCRIBED     AS FOLLOWS:        BEGINNiNG  AT A POINT  ON THE WESTERLY   LINE OF SAID PARCEL  MAP  NO. 10915- “B”, FROM WHICH   POINT THE NORTHWEST    CORNER   THEREOF  BEARS  NORTH   14°29’54” WEST  1891.08FEET, THENCE SOUTH  14°29‘54” WEST, ALONG SAID WESTERLY   LINE, 985.15 FEET, THENCE SOUTH  82°58’20”EAST, 1565.93FEET TO A POINT ONTHE EASTERLY   LINEOF SAID PARCEL  MAP, THENCE  NORTH   4°07’28” WEST, ALONG  SAID EASTERLY  LINE, 934.07 FEET, THENCENORTH    82°58’20”WEST, 1746.75FEET TO THE POINT OF BEGINNING. CONTAINING34.85  ACRES, MORE   OR LESS  MCiNTOSH   661-8344814• 661-834-0972 2001WheelanCourt• Bakersfield,CA93309 

 

                                                            EXHIBIT           “C”                                              PRE-DEVELOPMENT                         BUDGET                                                             [To   Be    Provided]                                                                    EXHIBIT       “C” 1197590.08/OC 373745-00003/pdo/agt 4848-9620-3892 16 

 

                                       Exhibit “C”                                    Pre-Developrnent Budget             Cost                     Estimate                    Note Architecture & Structural  $                 250,000 Commerce Construction Civil Engineering          $                 195,000 McIntosh & Associates Mechanical Design          $                  10,500 Consultant Estimate Electrical Design          $                  22,500 Consultant Estimate Plumbing Design            $                   8,500 Consultant Estimate Fire Design                $                  19,500 Consultant Estimate Landscape Architecture     $                  13,500 Consultant Estimate Geoteclmical Report        $                  10,000 Update to Soils Report Environmental              $                   5,000 Update to Phase I Plan Check Deposit Fees    $                  60,000 Estimated Deposit Title Policy               $                   5,500 Estimated Budget Contingency                $                  15,000 2.5% of costs Pre-Development Totals     $                 615,000 

 

                                                              EXHIBIT           “D”                                                CONTRIBUTION                    AGREEMENT                                                               [To    Be   Provided]                                                                     EXHIBIT       ‘D  I 197590.08/OC 373745-00003/pdo/agt                                                     —I— 4848-9620-3892.16 

 

                                  _________________,                            CONTRIBUTION    AGREEMENT                       AND  JOINT ESCROW   INSTRUCTIONS                                         I.                   SUMMARY    AND  DEFINITION   OF BASIC TERMS        THIS CONTRIBUTION    AGREEMENT    AND  JOINT  ESCROW   INSTRUCTIONS   (this “Agreement”), dated as of the Effective Date set forth in Section 1 of this Article I below, is made by and between TEJON INDUSTRIAL CORP., a California corporation (Contributor), and TRC MRC  3, LLC, a Delaware limited liability company (“Company”). The terms set forth below shall have the meanings set forth below when used in this Agreement.          Terms of Agreement   (first reference in this Agreement)             Description   1. Effective Date                                 2019     (Preamble):   2. Closing Date                  On or before the tenth “Business Day” following the     (Section 2.2):                date that the “Executive Committee” approves the                                   business plan for the first “Business Plan Period” (as                                   the foregoing terms are defined in the “Company                                   Agreement” (which is defined in Recital B below))                                   pursuant to Section 2.07 of the Company Agreement.   3. Contributor’s Notice Address  Tejon Industrial Corp.     (Section 10):                 P.O. Box 1000                                   4436 Lebec Road                                   Lebec, California 93243                                   Attention: Allen Lyda and Joe Rentfro                                   Emails: a1ydatejonranch.com;                                   jrentfro(2itejonranch. corn   4. Company’s Notice Address      TRC-MRC  3, LLC     (Section 10):                 do Majestic Realty Co.                                   13191 Crossroads Parkway North, 6th Floor                                   City of Industry, California 91746-3497                                   Attn: Edward P. Roski, Jr. and Brett A. Trernaine                                   Emails: dhuntrnaiesticrealty.com;                                   btrernaine(maj esticrealty. corn   5. Escrow Holder and Escrow      Chicago Title Company     Holder’s Notice Address       4015 Coffee Road, Suite 100     (Sections 2.1 and 10):        Bakersfield, California 93308                                   Attn: Maria Biernat                                   Email: biernat(ctt.com   1199685.03/OC 999903-14000/10-3 1-18/pdo/agt 4848-4928-5241 

 

 6. Title Company                 Chicago Title Company     (Section 3.1.1):   7. Contributor’s Representatives Allen Lyda and Joe Rentfro     (Section 8.1.13):   8. Company’s Representatives     Brett Tremaine and Thomas Simmons     (Section 9.1.7):                                         II.                                     RECITALS        A.    Contributor is the owner of that certain real property consisting of approximately thirty-three and 6OIlOOths(33.60) net acres (34.85 gross acres) of vacant land located within the Tejon Ranch Commerce Center (the “Project”) in the County of Kern, State of California, and described more particularly on Exhibit “A” attached hereto (the “Land”).        B.    Concurrently with this Agreement, Contributor (sometimes also referred to herein as “TRC  Member”)  and Majestic Tejon III, LLC, a California limited liability company (“MRC Member”), as the members, have entered into that certain Limited Liability Company Agreement of TRC-MRC   3, LLC (the “Company Agreement”).        C.    In connection with the Company Agreement, Contributor (in its capacity as a member of Company) desires to contribute and convey to the capital of Company, and Company desires to accept and acquire and assume from Contributor, all of Contributor’srights, title, interests, duties and obligations in and to the following:              i.    Subject to the last sentence of this Recital C, the Land and all of Contributor’s       interest in all rights, privileges, easements, rights-of-way and appurtenances benefiting the       Land including, without limitation, Contributor’s interest, if any, in all air rights, easements,       rights-of-way and other appurtenances used or connected with the beneficial use or enjoyment       of the Land (the Land and all such rights, privileges, easements and appurtenances are       sometimes collectively hereinafter referred to as the “Real Property”); and              ii.   To the extent assignable, those certain warranties, guaranties, licenses, permits,       entitlements (subject to the Builder Covenants), governmental approvals and certificates of       occupancy and any other intangible personal property described on Exhibit “B” attached       hereto, which benefit the Real Property (collectively, the “Intangible Personal Property”).              The Real Property and the Intangible Personal Property are sometimes collectively hereinafter referred to as the “Property.” Notwithstanding the foregoing, the “Property” shall not include any rights, privileges or appurtenances retained by Contributor under the Easement (as defined in Recital D below), the Builder Covenants (as defined in Recital B below), the Deed (as defined in Section 4.1.2 below) or the General Assignment (as defined in Section 4.1.4 below).        D.    Upon the Closing (as defined in Section 2.2 below), Contributor shall execute and cause the Easement Agreement, in the form attached hereto as Exhibit “C” (the “Easement”), to be    1199685.03/OC 999903-14000/10-3 1-18/pdo/agl          2 4848-4928-5241 

 

recorded in the Official Records of the County of Kern, State of California (the ‘Official Records”), which shall, among other things, provide for an easement over a portion of the Real Property (as more particularly described in the Easement) for the benefit of that certain other real property which is currently owned by Contributor and located within the Project (as more particularly described in the Easement).        E.    Upon the Closing, Contributor and Company shall also execute and cause the Declaration of Building Covenants for Lot 8 of Parcel Map 10915-E within Tejon Ranch Commerce Center-East, in the form attached hereto as Exhibit “D” (the “Builder Covenants”), to be recorded in the Official Records, with respect to Company’s future development of the Real Property in a manner consistent with Contributor’s plans for the Project, as more particularly described in the Builder Covenants.                                         III.                                    AGREEMENT        NOW,  THEREFORE,   in consideration of the Company Agreement and the covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Contributor and Company hereby agree as follows, and hereby instruct Escrow Holder as follows:        1.    Contribution of Property.        Contributor hereby agrees to contribute and convey to the capital of Company, and Company hereby agrees to accept and acquire and assume from Contributor, the Property upon the terms and conditions set forth in this Agreement.        2.    Escrow.              2.1   Opening of Escrow. Company and Contributor shall promptly deliver a fully executed copy of this Agreement to Escrow Holder. The date of Escrow Holder’s receipt of this Agreement is referred to as the “Opening of Escrow.” Contributor and Company shall execute and deliver to Escrow Holder any additional or supplementary instructions as may be necessary or convenient to implement the terms of this Agreement and close the transactions contemplated hereby (the “Supplemental Instructions”), provided the Supplemental Instructions are consistent with and merely supplement the escrow instructions set forth in this Agreement (the “Agreement Instructions”) and shall not in any way modify, amend or supersede the Agreement Instructions. The  Supplemental Instructions, together with the Agreement Instructions, as they may be amended from time to time by the parties, shall collectively be referred to as the “Escrow Instructions.” The parties hereto and Escrow Holder acknowledge and agree if there is any conflict between any provision of the Supplemental Instructions and the Agreement Instructions, then the Agreement Instructions shall prevail.              2.2   Close of Escrow/Closing. For purposes of this Agreement, the “Close of  Escrow” or the “Closing” shall mean the date upon which the Deed is recorded in the Official  Records. The Close of Escrow shall occur on the Closing Date.    1199685.03/OC  999903-14000/10-3 1-18/pdo/agt  4848-4928-5241 

 

      3.    Conditions Precedent to the Close of Escrow.              3.1   Conditions Precedent to Company’s Obligations. The Close of Escrow and Company’s obligations with respect to the transactions contemplated by this Agreement are subject to the timely satisfaction or waiver of the following conditions:                    3.1.1 Title Policy. On or before the Closing, Title Company shall have committed to issue to Company an ALTA extended coverage Owner’sPolicy of Title Insurance (the “Title Policy”) with liability in an amount equal to Four Dollars ($4.00) per square foot of the net usable area of the Land, reduced by the lien for property taxes not yet payable and adjusted for any prorations or other items described in this Agreement (the “Agreed Value”). The Agreed Value of the Land prior to any adjustment for real property taxes not yet payable, prorations and credits equals approximately Five Million Eight Hundred Fifty-Four Thousand Four Hundred Sixty-Four Dollars ($5,854,464) (i.e., (Total Acreage of 33.60 acres x 43,560) x $4.00 $5,854,464). The Title Policy shall show title to the Property vested in Company, subject only to all matters set forth on Exhibit “E” attached hereto (which shall include, without limitation, the Easement, the Grant Deed, the Builder Covenants and the Notification and Acknowledgment (as defined in Section 4.1.7 below)) (collectively, the “Permitted Exceptions”), in the form of the pro-forma with endorsements attached hereto as Exhibit “E.” Notwithstanding the foregoing, if Company fails to provide an ALTA survey for the Property acceptable to Title Company for purposes of issuing the Title Policy (at Company’s sole cost and expense), then the Title Policy to be issued on the Closing shall be an ALTA standard coverage Owner’s Policy of Title Insurance which shall include a general survey exception.                    3.1.2 Contributor’s Performance. Contributor shall have timely performed all of the obligations required to be performed by Contributor under this Agreement.                    3.1.3 Accuracy of Representations and Warranties. All representations and warranties made by Contributor to Company in this Agreement shall be true and correct as of the Closing.                    3.1.4 No  Material Adverse Change. No material adverse change, as determined by Company in its reasonable discretion, shall have occurred with respect to any aspect, feature or condition of or relating to the Property from and after the Effective Date.              3.2   Failure of Conditions Precedent to Company’s Obligations. Company’s obligations with respect to the transactions contemplated by this Agreement are subject to the satisfaction of the conditions precedent to such obligations for Company’s benefit set forth in  Section 3.1 above. Company may unilaterally waive any of Company’s conditions described in  Section 3.1 above. Any such waiver shall be effective only if the same is (i) in writing, (ii) signed by  Company, and (iii) delivered to Contributor on or before the date such condition is to be satisfied. If  any of Company’s conditions described in Section 3.1 above are not satisfied or waived by Company  (as set forth above) on or before the date such condition is to be satisfied, then Company may terminate this Agreement. If Company terminates this Agreement by written notice to Contributor because of the failure of any of Company’s conditions described in Section 3.1 above, then  Contributor shall each pay all cancellation fees or charges related to this Agreement, and the parties  shall have no further rights or obligations to one another under this Agreement (except to the extent  any such rights or obligations expressly survive the termination of this Agreement); provided,  however, that if the failure of any such condition precedent is due to a default by Contributor under    1199685.03/CC  999903-14000/10-3 1-18/pdo/agt         -4-   4848-4928-524 1 

 

this Agreement, then Company shall be entitled to exercise the remedies for a default by Contributor under this Agreement as provided in Section 12 below.              3.3   Conditions Precedent to Contributor’s Obligations. The Close of Escrow and Contributor’s obligations with respect to the transactions contemplated by this Agreement are subject to the timely satisfaction or waiver of the following conditions:                    3.3.1 Company’sPerformance. Company shall have timely performed all of the obligations required by Company under this Agreement.                    3.3.2 Accuracy of Representations and Warranties. All representations and warranties made by Company to Contributor in this Agreement shall be true and correct as of the Closing.              3.4   Failure of Conditions Precedent to Contributor’s Obligations. Contributor’s obligations with respect to the transactions contemplated by this Agreement are subject to the satisfaction of the conditions precedent to such obligations for Contributor’s benefit set forth in Section 3.3 above. Contributor may unilaterally waive any of Contributor’s conditions described in Section 3.3 above. Any such waiver shall be effective only if the same is (i) in writing, (ii) signed by Contributor, and (iii) delivered to Company on or before the date such condition is to be satisfied. If any of Contributor’s conditions described in Section 3.3 above are not satisfied or waived by Contributor (as set forth above) on or before the date such condition is to be satisfied, then Contributor may  terminate this Agreement. If Contributor terminates this Agreement by written notice to Company  because of the failure of any of Contributor’s conditions described in Section 3.3 above, then Company and Contributor shall each pay one-half (1/2) of any cancellation fees or charges related to this Agreement, and the parties shall have no further rights or obligations to one another under this Agreement (except to the extent any such rights or obligations expressly survive the termination of this Agreement); provided, however, that if the failure of any such condition precedent  is due to a default by Company under this Agreement, then Contributor shall be entitled to exercise the remedies for a default by Company under this Agreement as provided in Section 12 below.         4.    Deliveries to Escrow Holder.               4.1   Contributor’s Deliveries. Contributor hereby covenants and agrees to deliver  or cause to be delivered to Escrow Holder at least one (1) business day prior to the Closing Date (or  other date specified) the following instruments and documents:                     4.1.1 Contributor Funds. All costs, expenses and prorations which are  Contributor’s responsibility under this Agreement;                     4.1.2 Deed. A Grant Deed in the form attached hereto as Exhibit “F” (the  “Deed”), duly executed and acknowledged in recordable form by Contributor, conveying  Contributor’s interest in the Real Property to Company;                     4.1.3 Non-Foreign Certifications. A non-foreign certificate in the form  attached hereto as Exhibit “G”, duly executed by Contributor, together with the then current form of  California Form 593-C (collectively, the “Tax Certificates”);    1199585.0310C  999903-14000/10-3 1-18/pdo/agt         -5—  4848-4928-5241 

 

                  4.1.4 General Assignment. Two (2) counterpart originals of the General Assignment in the form attached hereto as Exhibit “H” (the “General Assignment”), pursuant to which Contributor shall contribute and assign to Company all of Contributor’sright, title and interest in, under and to the Intangible Personal Property, as more particularly set forth therein, duly executed by Contributor;                    4.1.5 Easement. Two  (2) counterpart originals of the Easement, duly executed and acknowledged in recordable form by Contributor;                    4.1.6 Builder Covenants. Two (2) counterpart originals of the Builder Covenants, duly executed and acknowledged in recordable form by Contributor;                    4.1.7 Notification and Acknowledgment. Two (2) counterpart originals of the Notification and Acknowledgment in the form attached hereto as Exhibit “I” (the “Notification and Acknowledgment”), duly executed and acknowledged in recordable form by Contributor;                    4.1.8 Owner’s Affidavit. An owner’s affidavit in the form reasonably required by Title Company and reasonably approved by Contributor to issue the Title Policy in the form described in Section 3.1.1 above, duly executed by Contributor, including, without limitation, incorporated or separate statements andlor indemnities in the form reasonably approved by Contributor necessary to obtain a non-imputation endorsement from Title Company; and                    4.1.9 Proof of Authority. Such proof of Contributor’s authority and authorization to enter into this Agreement and the transactions contemplated hereby, and such proof of the power and authority of the individual(s) executing and/or delivering any instruments, documents or certificates on behalf of Contributor to act for and bind Contributor, as may be reasonably required by Title Company.              4.2   Company’s Deliveries. Company hereby covenants and agrees to deliver or cause to be delivered to Escrow Holder at least one (1) business day prior to the Closing Date the following funds, instruments and documents:                    4.2.1 Company  Funds.  All costs, expenses and prorations which are Company’s responsibility under this Agreement;                    4.2.2 PCOR.  A Preliminary Change of Ownership Report in the then current form promulgated by the applicable jurisdiction (the “PCOR”), duly executed by Company;                    4.2.3 General Assignment. Two (2) counterpart originals of the General Assignment, duly executed by Company;                    4.2.4 Builder Covenants. Two (2) counterpart originals of the Builder  Covenants, duly executed and acknowledged in recordable form by Company;                    4.2.5 Notification and Acknowledgment. Two (2) counterpart originals of  the Notification and Acknowledgment, duly executed and acknowledged in recordable form by  Company; and                     4.2.6 Proof of Authority. Such proof of Company’s authority and  authorization to enter into this Agreement and the transactions contemplated hereby, and such proof    I 199685.03/OC  999903-14000)10-3 1-18fpdolagl  4848-4928-5241 

 

of the power and authority of the individual(s) executing and/or delivering any instruments, documents or certificates on behalf of Company to act for and bind Company, as may be reasonably required by Title Company.        5.    Deliveries Upon Close of Escrow.        Upon the Close of Escrow, Escrow Holder shall promptly undertake all of the following:              5.1   Tax Filings. File the information return for the sale of the Property required by Section 6045 of the Internal Revenue Code of 1986, as amended, and the Income Tax Regulations thereunder;              5.2   Prorations. Prorate all matters referenced in Section 6.2 below based upon the statement(s) signed by the parties and delivered to Escrow Holder;              5.3   Recording. Cause the Easement, the Deed, the Builder Covenants and the Notification and Acknowledgment (in that order), and any other documents which the parties hereto may direct, to be recorded in the Official Records in the order directed by the parties (subject to the recording order set forth above), and cause the PCOR to be filed with the appropriate office;              5.4   Company Funds. Disburse from funds deposited by Company with Escrow Holder towards payment of all items and costs chargeable to the account of Company pursuant hereto in payment of such items and costs and disburse the balance of such funds, if any, to Company;              5.5   Documents to Contributor. Deliver to Contributor one (1) fully-executed original of the General Assignment;              5.6   Documents to Company. Deliver to Company one (1) fully-executed original of the General Assignment;              5.7   Title Policy. Direct Title Company to issue the Title Policy to Company; and              5.8   Contributor Funds. Disburse from funds deposited by Contributor with Escrow Holder towards payment of all items and costs chargeable to the account of Contributor pursuant hereto in payment of such items and costs and disburse the balance of such funds, if any, to Contributor.        6.    Costs and Expenses: Prorations.              6.1   Costs and Expenses. Company shall pay through escrow (i) the cost of the Title Policy premium and any title endorsements requested by Company, (ii) all documentary transfer taxes assessed by the city and/or county in which the Real Property is located, (iii) the Escrow Holder’s fee, and (iv) the recording charges for the recording of the Deed and any other documents, which are requested to be recorded by Company. Contributor shall pay all costs associated with paying off any existing financing on the Property and any delinquent real property taxes. In addition, Company  shall pay all legal and professional fees and costs of attorneys and other consultants and agents retained by Company, subject to Sections 14.5 and 15 below. Contributor shall pay all legal and professional fees and costs of attorneys and other consultants and agents retained by Contributor, subject to Sections 14.5 and 15below. Nothing contained herein shall be deemed to alter or otherwise    I 199685.03/OC 999903-14000/10-3 1-18/pdo/agt         -7— 4848-4928-5241 

 

modify the obligations of TRC Member and MRC Member to pay their respective attorneys’fees and costs in accordance with the terms of the Company Agreement.              6.2   Prorations. The following prorations between Contributor and Company shall be made by Escrow Holder computed as of the Close of Escrow:                    6.2.1 Prorations. Real property taxes and assessments, general and special including, without limitation, any assessments for the CFD (as defined in Section 7.1.6 below), on the Real Property shall be prorated on the basis that Contributor is responsible for (i) all such taxes for the calendar years occurring prior to the Current Tax Period (as defined below), and (ii) that portion of such taxes for the Current Tax Period determined on the basis of the number of days which have elapsed from the first day of the Current Tax Period through the Close of Escrow, inclusive, whether or not the same shall be payable prior to the Close of Escrow. The phrase “Current Tax Period” refers to the tax fiscal year in which the Close of Escrow occurs. If as of the Close of Escrow the actual tax bills for the year or years in question are not available and the amount of taxes to be prorated as aforesaid cannot be ascertained, then the rates and assessed valuation of the previous year, with known changes (including any known changes under the CFD assessments for the Current Tax Period), shall be used, and when the actual amount of taxes and assessments for the year or years in question shall be determinable, then such taxes and assessments will be re-prorated (up or down) between the parties to reflect the actual amount of such taxes and assessments. Contributor shall notify Company of the amount of the adjustment, if any, supporting same with copies of the final tax bill, with payment due Contributor or Company, as the case may be, not later than thirty (30) days following such notice. If the Real Property is not a separate tax parcel, then the real property taxes and assessments allocated to the Real Property shall be based on the gross square footage of the Real Property as compared to the gross square footage of the tax parcel(s) in which the Real Property is located. Notwithstanding anything to the contrary in this Agreement, Company hereby acknowledges and agrees that Company shall be solely responsible for any and all special taxes pursuant to the CFD, resulting from the Real Property being classified as “Developed Property” following the issuance of a permit for the development of the Real Property, excluding that portion of such taxes that commence to accrue prior to the Close of Escrow, which shall be the sole obligation of Contributor. All other costs and expenses for any utilities provided to the Real Property accruing on or before the Close of Escrow shall be borne by Contributor.                    6.2.2 Final Adjustment. If any prorations, apportionments or computations made under this Section 6.2 shall require final adjustment, then the parties shall make the appropriate adjustments promptly when accurate information becomes available and either party hereto shall be entitled to an adjustment to correct the same. Any corrected adjustment or proration shall be paid in cash to the party entitled thereto.              6.3   Survival. The provisions of this Section 6 shall survive the Closing.        7.    AS-IS Contribution.               7.1  Company’s Acknowledgment. Company acknowledges that the provisions of  this Section 7 have been required by Contributor as a material inducement to enter into the  contemplated transactions, and the intent and effect of such provisions have been explained to  Company (and MRC Member)  and have been understood and agreed to by Company (and MRC  Member). As a material inducement to Contributor to enter into this Agreement and to contribute the  Property to Company, Company hereby acknowledges and agrees that:    1199685.0310C  999903-14000/10-3 1-18/pdo/agt   4848-4928-524 1 

 

                  7.1.1 Contributor’s Environmental Inquiry. Contributor has delivered to Company  the environmental reports described in Exhibit “J” attached hereto (collectively, the “Environmental Reports”). If any of the Environmental Reports are updated, supplemented, or corrected prior to the Close of Escrow (collectively, “Updates”), then Contributor shall promptly provide Company with copies of such Updates. For purposes of California Health and Safety Code Section 25359.7, Contributor has acted reasonably in relying solely upon the Environmental Reports and the delivery of such reports constitutes written notice to Company under such code section.                    7.1.2 Natural Hazard Disclosure Requirement Compliance. Prior to the Closing, Contributor may be required to disclose if the Property lies within the following natural hazard areas or zones: (i) a special flood hazard area designated by the Federal Emergency Management Agency  (California Civil Code Section 1102.17); (ii) an area of potential flooding (California Government Code Section 8589.4); (iii) a very high fire hazard severity zone (California Government Code Section 51183.5); (iv) a wildland area that may contain substantial forest fire risks and hazards (California Public Resources Code Section 4136); (v) an earthquake fault zone (California Public Resources Code Section 2621.9); or (vi) a seismic hazard zone (California Public Resources Code Section 2694). Company has been informed by Contributor that Contributor has engaged the services of Disclosure Source (the “Natural Hazard Expert”) with respect to the Property to examine the maps and other information specifically made available to the public by government agencies for the purpose of enabling Contributor to fulfill its disclosure obligations, if and to the extent such obligations exist, with respect to the natural hazards referred to in California Civil Code Section 1103 and to report the result of its examination to Company and Contributor in writing. The written report prepared by the Natural Hazard Expert regarding the results of its examination fully and completely discharges Contributor from its disclosure obligations referred to in this Section 7.1.2, if and to the extent such obligations exist, and, for the purpose of this Agreement, the provisions of California Civil Code Section 1103.4 regarding the non-liability of Contributor for errors or omissions not within its personal knowledge shall be deemed to apply and the Natural Hazard Expert shall be deemed to be an expert, dealing with matters within the scope of its expertise with respect to the examination and written report regarding the natural hazards referred to above. In no event shall Contributor have any responsibility for matters not actually known to Contributor or of which Contributor should have known.                    7.1.3 Condition of Property.                          (a)   Company acknowledges and agrees that Company’selection to       acquire the Property shall be based solely upon Company’sinspection and investigation of the       Property and all documents related thereto, or its opportunity to do so (as well as the       representations and warranties of Contributor expressly set forth in this Agreement), and that       upon the Closing, the Property shall be contributed on an “AS IS, WHERE IS” condition,       without relying upon any representations or warranties, express, implied or statutory, of any       kind other than the representations and warranties of Contributor expressly set forth in this        Agreement or the Company Agreement. Without limiting the foregoing (and except as        otherwise expressly set forth in this Agreement or the Company Agreement), Company        acknowledges that neither Contributor nor any other party has made any representations or        warranties, express or implied, on which Company is relying as to any matters, directly or        indirectly, concerning the Property (or any portion thereof) including, without limitation, the        land, the square footage of the Property, improvements and infrastructure, if any, development        rights and exactions, expenses associated with the Property, taxes, assessments, bonds,    1199685.03/OC  999903-14000/10-3 1-18/pdo/agt         —9—  4848-4928-5241 

 

     permissible uses, title exceptions, water or water rights, topography, utilities, availability or      capacity of utilities, general plan designations, zoning or other entitlement condition of the      Property, soil, subsoil, drainage, environmental or building laws, rules or regulations, toxic      waste or Hazardous Materials (as defined in Section 7.1.3(c) below) or any other matters      affecting or relating to the Property. The Closing shall be conclusive evidence that      (i) Company has fully and completely inspected (or has caused to be fully and completely      inspected) the Property, (ii) Company accepts the Property as being in good and satisfactory      condition and suitable for Company’s purposes, and (iii) to Company’s actual knowledge, the      Property fully complies with Contributor’s covenants and obligations hereunder.                         (b)   Except as otherwise expressly set forth in this Agreement or the      Company  Agreement, Company shall perform and rely solely upon its own investigation      concerning the proposed use of the Property, the Property’s fitness therefor, and the      availability of such intended use under applicable statutes, ordinances, and regulations.      Company  further acknowledges and agrees that Contributor’s cooperation with Company in      connection with Company’s due diligence review of the Property (or any portion thereof),      whether by providing a title report, the Environmental Reports and other documents, or      permitting inspection of the Property (or any portion thereof), shall not be construed as any      warranty or representation, express or implied, of any kind with respect to the Property (or      any portion thereof), or with respect to the accuracy, completeness, or relevancy of any such      documents.                         (c)   Without limiting the generality of the foregoing, Company      hereby expressly waives, releases and relinquishes any and all claims, causes of action, rights      and remedies Company, or its Affiliates (as defined below), or any of its and their respective       directors, officers, managers, attorneys, employees, partners, members, shareholders or agents       (collectively, the “Company Parties”), may now or hereafter have against Contributor, or its       Affiliates, or any of its and their respective directors, officers, managers, attorneys,       employees, partners, members, shareholders or agents (collectively, the “Contributor       Parties”), whether known or unknown, with respect to any past, present or future presence or       existence of Hazardous Materials on, under or about the Property or with respect to any past,       present or future violations of any rules, regulations or laws, now or hereafter enacted,       regulating or governing the use, handling, storage, release or disposal of Hazardous Materials,       including, without limitation, (i) any and all rights Company may now or hereafter have to       seek contribution from Contributor or the Contributor Parties under Section 113(f)(i) of the       Comprehensive Environmental Response, Compensation and Liability Act of 1980       (“CERCLA”), as amended by the Superfund Amendments and Reauthorization Act of 1986       (42 U.S.C.A. §9613), as the same may be further amended or replaced by any similar law,       rule or regulation, (ii) any and all rights Company may now or hereafter have against       Contributor or the Contributor Parties under the Carpenter-Presley-Tanner Hazardous       Substances Account Act (California Health and Safety Code, Section 25300 et seq.), as the       same may be further amended or replaced by any similar law, rule or regulation, (iii) any and       all claims, whether known or unknown, now or hereafter existing, with respect to the Property       under Section 107 of CERCLA (42 U.S.C.A. § 9607), and (iv) any and all claims, whether       known or unknown, based on nuisance, trespass or any other common law or statutory       provisions; provided, however that the above waiver, release and relinquishment will not       apply to any claims, causes of action, rights or remedies Company may have against       Contributor for breach of any express representation set forth in this Agreement. As used   1199685.0310C 999903-14000/1O-31-18/pdo/agt  4848-4928-524 1 

 

      herein, the term ‘Hazardous Material(s)” includes, without limitation, any hazardous or       toxic materials, substances or wastes, such as (A) those materials identified in Sections 66680       through 66685 and Sections 66693 through 66740 of Title 22 of the California Administrative       Code, Division 4, Chapter 30, as amended from time to time, (B) those materials defined in       Section 25501(j) of the California Health and Safety Code, (C) any materials, substances or       wastes which are toxic, ignitable, corrosive or reactive and which are regulated by any local       governmental authority, any agency of the state of California or any agency of the United       States Government, (D) asbestos, (E) petroleum and petroleum-based products, (F) urea       formaldehyde foam insulation, (G) polychlorinated biphenyls (PCBs), and (H) freon and other       chlorofluorocarbons. As used herein, the term “Affiliate” means any person or entity which,       directly or indirectly through one (1) or more intermediaries, controls or is controlled by or is       under common control with another person or entity; the term control” as used herein       (including the terms “controlling,” “controlled by,” and “under common control with”) means       the possession, direct or indirect, of the power to (i) vote more than fifty percent (50%) of the       outstanding voting securities of such person or entity, or (ii) otherwise direct management       policies of such person by contract or otherwise.                    7.1.4 Release. As of the Closing (and subject to Section 7.1.5 below), Company hereby fully and irrevocably releases Contributor and the Contributor Parties from any and all claims that Company or the Company Parties may have or thereafter acquire against Contributor or the Contributor Parties for any cost, loss, liability, damage, expense, demand, action or cause of action (collectively, “Claims”) arising from or related to any matter of any nature relating to, the Property including, without limitation, the physical condition of the Property, any latent or patent construction defects, errors or omissions, compliance with law matters, Hazardous Materials and other environmental matters within, under or upon, or in the vicinity of the Property. The foregoing release by Company shall include, without limitation, any Claims Company or the Company Parties may have pursuant to any statutory or common law right Company may have to receive disclosures from Contributor, including, without limitation, any disclosures as to the Property’s location within areas designated as subject to flooding, fire, seismic or earthquake risks by any federal, state or local entity, the presence of Hazardous Materials on or beneath the Property, the need to obtain flood insurance, the certification of water heater bracing andlor the advisability of obtaining title insurance, or any other condition or circumstance affecting the Property, its financial viability, use or operation, or any portion thereof This release includes Claims of which Company is presently unaware or which Company  does not presently suspect to exist in its favor which, if known by Company, would materially affect Company’srelease of Contributor and the Contributor Parties. In connection with the general release set forth in this Section 7.1.4, Company specifically waives the provisions of California Civil Code Section 1542, which provides as follows:               “A general release does not extend to claims which the creditor does             not know or suspect to exist in his or her favor at the time of executing              the release, which if known by him or her must have materially affected              his or her settlement with the debtor.”                                   Company’s Initials                     7.1.5 Limitation on Release. Notwithstanding anything in this Section 7.1 to  the contrary, the waivers, releases and relinquishment set forth herein shall not apply to (i) the  representations and warranties of Contributor expressly set forth in this Agreement or the Company    11996850310C  999903-14000/1 0-3 1-18/pdo/agt       —11  440-492X-5241 

 

Agreement, (ii) the covenants of Contributor expressly set forth in this Agreement (which expressly survive the Closing); (iii) intentional fraud or intentional misrepresentation by Contributor; (iv) any Claims that arise in connection with or under the Company Agreement, the Easement, the Builder Covenants, or any other agreements entered into between Company and Contributor that remain effective following the Closing, (v) except for claims that Company has released under Section 7.1.3(c) above, claims of third parties based on events occurring prior to the Closing, or (vi) any Claims that may arise against Contributor as a result of any interest it holds in other portions of the Project.                    7.1.6 Notice of Special Tax for CFD. Company acknowledges that the Tejon Ranch Public Facilities Financing Authority (“TRPFFA”) established the Tejon Ranch Public Facilities Financing Authority Community Facilities District No. 2008-1 (the “CFD”), pursuant to the Mello-Roos Community Facilities Act of 1982. The CFD was established for the purpose of financing the construction of certain infrastructure improvements (such as roads, sewer systems and water systems) and other improvements relating to or benefiting the Property. In connection with the formation of the CFD, the TRPFFA approved a “Rate and Method of Apportionment,” which established the rate at which special taxes shall be levied against the portion of the Property encumbered by the CFD to pay debt service on bonds issued by the CFD (a copy of which has been provided to Company).        8.    Contributor’sRepresentations and Warranties.              8.1   Representations and Warranties. As of the Effective Date and as of the Close of Escrow, each of the statements in this Section 8.1 shall be a true, accurate and full disclosure of all facts relevant to the matters contained therein. Contributor hereby represents and warrants as follows for the sole and exclusive benefit of Company, each of which is material and is being relied upon by Company  as of the Effective Date and as of the Close of Escrow:                    8.1.1 Due Formation. Contributor is a duly organized corporation validly existing and in good standing under the laws of the State of California and has the requisite power and authority to enter into and carry out the terms of this Agreement.                    8.1.2 Required Actions. All corporate action required to be taken by  Contributor to execute and deliver this Agreement has been taken by Contributor and no further  approval of any member, partner, shareholder, manager, officer, board, court, or other body is necessary to permit Contributor to execute and deliver this Agreement.                    8.1.3 Binding Obligation. This Agreement and all other documents to be  executed and delivered by Contributor pursuant to the terms of this Agreement will on the date such  Agreement and documents are fully executed and delivered constitute legal, valid, and binding  obligations of Contributor, enforceable in accordance with their terms, except as such enforceability  may be limited by bankruptcy, insolvency, reorganization, moratorium or other similar laws now or  hereafter in effect affecting generally the enforcement of creditors’ rights, and statutes or rules of  equity concerning the enforcement of the remedy of specific performance (collectively, the  “Enforceability Exceptions”).                     8.1.4 No Consent. No notice to, declaration, filing or registration with, or  authorization, consent or approval, or permit from, any domestic or foreign governmental regulatory  body or authority, or any person, is necessary in connection with (i) the execution and delivery of this    1199685.03/OC  999903-14000/1O-31-18/pdo/agt          12  4848-4928-5241 

 

Agreement by Contributor, or (ii) the consummation and performance by Contributor of the transactions contemplated by this Agreement.                    8.1.5 Violation of Law. Neither the execution and delivery of this Agreement by Contributor, nor the consummation by Contributor of the transactions contemplated hereby, nor compliance by Contributor with any of the provisions hereof will (i) violate, conflict with, or result in a breach of any provisions of, or constitute a material default (or an event which, with notice or lapse of time or both, would constitute a material default) under any note, bond, mortgage, indenture, deed of trust, security or pledge agreement, license, lease, franchise, permit, agreement or other instrument or obligation to which Contributor is a party as of the Effective Date or the Close of Escrow, as applicable, or to which Contributor or the Property may be subject as of the Effective Date or the Close of Escrow, as applicable, or (ii) violate any judgment, ruling, order, writ, injunction, decree, statute, rule or regulation applicable to Contributor or the Property as of the Effective Date or the Close of Escrow, as applicable.                    8.1.6 No Litigation. To the Actual Knowledge of Contributor (as defined in Section 8.2 below), there is no litigation, arbitration, legal or administrative suit, action, proceeding or investigation of any kind, pending or threatened in writing (nor any basis therefor), which questions, directly or indirectly, the validity or enforceability of this Agreement as to Contributor.                    8.1.7 Compliance with Laws. To the Actual Knowledge of Contributor, neither Contributor nor any of the Contributor Parties have received any written notice that the Property is currently in violation of any federal, state or local law, statute, ordinance, rule or regulation.                    8.1.8 Proceedings.  There are no  lawsuits, actions, arbitrations or proceedings (including, without limitation, condemnation proceedings) pending and served, or, to the Actual Knowledge of Contributor, threatened which affect the Property.                     8.1.9 No Leases or Other Property Reports. Contributor has not entered into  any leases or other agreements (whether oral or written) affecting or relating to the rights of any party  with respect to the possession, use or occupation of the Property or any portion thereof which will be  in effect after the Close of Escrow, except for (i) any matters included in the Permitted Exceptions,  and (ii) any matters that were otherwise disclosed in writing prior to the Effective Date. Contributor has not granted any person or entity (other than Company pursuant to this Agreement) the right to  acquire, lease, encumber or obtain any interest in the Property, except for (A) any matters included  in the Permitted Exceptions, and (B) any matters that were otherwise disclosed in writing prior to the  Effective Date.                     8.1.10 Documents and Materials. All of the documents and other materials  relating to the physical and environmental condition of the Property delivered by Contributor to  Company on or prior to the Effective Date are true and complete copies of such documents and other  materials in Contributor’spossession (provided Contributor makes no representation or warranty as  to the accuracy of any information contained in such documents or materials).                     8.1.11 No Contracts. There are no contracts, warranties, guaranties, bonds or  other agreements relating to the Property as of the Effective Date that affect or will affect the Property,  except for (i) any matters included in the Permitted Exceptions, and (ii) any matters that were  otherwise disclosed in writing prior to the Effective Date.    1199685.0310C  999903-14000/10-3 1-18/pdo/agt        -13-  4848-4928-5241 

 

                  8.1.12 Environmental. There are no legal actions that have been served and are currently pending against Contributor or to the Actual Knowledge of Contributor against any of the Contributor Parties alleging that the Property contains Hazardous Materials that are in violation of applicable environmental laws, and to the Actual Knowledge of Contributor, other than as may be disclosed in the Environmental Reports, (i) there are no Hazardous Materials located on or under the Property in violation of applicable environmental laws, and (ii) there are no legal actions that have been threatened against Contributor or to the Actual Knowledge of Contributor against any of the Contributor Parties alleging that the Property contains Hazardous Materials that are in violation of applicable environmental laws. To the Actual Knowledge of Contributor, the Environmental Reports constitute all of the final reports concerning environmental matters with respect to the Property that are in Contributor’spossession or control.                    8.1.13 Most Knowledgeable Individuals. Contributor’s Representatives are the individuals employed or affiliated with Contributor that have the most knowledge and information regarding the representations and warranties made in this Section 8.1.                    8.1.14 No Untrue Statements. To the Actual Knowledge of Contributor, no representation, warranty or covenant of Contributor in this Agreement contains or will contain any untrue statement of material facts or omits or will omit to state material facts necessary to make the statements or facts contained therein not misleading.              8.2   Actual Knowledge of Contributor. The term “Actual Knowledge  of Contributor” means the actual present knowledge of Contributor’s Representatives without regard to any imputed or constructive knowledge and without any duty of inquiry or investigation. In no event shall any of Contributor’s Representatives have any liability for the breach of any of the representations or warranties set forth in this Agreement.               8.3  Survival. The representations and warranties of Contributor set forth in  Section 8.1.7 (Compliance with Laws) through Section 8.1.12 (Environmental) (collectively, the  “Property Representations and Warranties”) shall survive for a period of one (1) year after the  Close of Escrow. No claim for a breach of any of the Property Representations or Warranties will be  actionable or payable if (i) Company does not notify Contributor in writing of such breach and  commence a “legal action” thereon within one (1) year after the Close of Escrow, or (ii) the breach in  question results from or is based on a condition, state of facts or other matter which was actually  known to Company prior to the Close of Escrow.               8.4   Limitations. Notwithstanding anything to the contrary contained in this  Agreement, (i) the maximum aggregate liability of Contributor, and the maximum aggregate amount  which may be awarded to and collected by Company and/or any other party (including, without  limitation, MRC Member) for any breach of any of the Property Representations and Warranties shall,  under no circumstances whatsoever, exceed ten percent (10%) of the “Agreed Value of the Property”  (as defined in the Company Agreement) (the “CAP Amount”); and (ii) no claim by Company (andlor  any other party) alleging a breach by Contributor of any of the Property Representations and  Warranties may be made, and Contributor shall not be liable for, any judgment in any action based  upon any such claim, unless and until such claim, either alone or together with any other claims by  Company alleging a breach by Contributor of any such Property Representation and Warranty, is for  an aggregate amount in excess of Fifty Thousand Dollars ($50,000) (the “Floor Amount”), in which  event Contributor’s liability respecting any final judgment concerning such claim or claims shall be  for the entire amount thereof, subject to the CAP Amount set forth in clause (i) above; provided,    1199685.03/OC  999903-14000/1 0-31-18/pdo/agt        —14-  4848-4928-5241 

 

however, that if any such final judgment is for an amount that is less than or equal to the Floor Amount, then Contributor shall have no liability with respect thereto.        9.    Company’sRepresentations and Warranties.              9.1   Representations and Warranties. As of the Effective Date and as of the Close of Escrow, each of the statements in this Section 9.1 shall be a true, accurate and full disclosure of all facts relevant to the matters contained therein. Company hereby represents and warrants as follows for the sole and exclusive benefit of Contributor, each of which is material and is being relied upon by Contributor as of the Effective Date and as of the Close of Escrow:                    9.1.1 Due  Formation. Company  is a duly organized limited liability company validly existing and in good standing under the laws of the State of Delaware and has the requisite power and authority to enter into and carry out the terms of this Agreement.                    9.1.2 Required Actions. All limited liability company action required to be taken by Company to execute and deliver this Agreement has been taken and no further approval of any member, partner, shareholder, manager, officer, board, court, or other body is necessary to permit Company to execute and deliver this Agreement.                    9.1.3 Binding Obligation. This Agreement and all other documents to be executed and delivered by Company pursuant to the terms of this Agreement will on the date such Agreement and documents are fully executed and delivered constitute legal, valid, and binding obligations of Company, enforceable in accordance with their terms, except as such enforceability may be limited by any Enforceability Exception.                    9.1.4 No Consent. No notice to, declaration, filing or registration with, or authorization, consent or approval, or permit from, any domestic or foreign governmental regulatory body or authority, or any person, is necessary in connection with (i) the execution and delivery of this Agreement, or (ii) the consummation and perfonnance by Company of the transactions contemplated by this Agreement.                    9.1.5 Violation of Law.  Neither the execution and delivery of this Agreement, nor the consummation by Company of the transactions contemplated hereby, nor  compliance by Company with any of the provisions hereof will (i) violate, conflict with, or result in  a breach of any provisions of, or constitute a material default (or an event which, with notice or lapse  of time or both, would constitute a material default) under any note, bond, mortgage, indenture, deed  of trust, security or pledge agreement, license, lease, franchise, permit, agreement or other instrument  or obligation to which Company is a party or to which Company may be subject, or (ii) violate any judgment, ruling, order, writ, injunction, decree, statute, rule or regulation applicable to Company.                     9.1.6 No Litigation. To the Actual Knowledge of Company (as defined in  Section 9.2 below), there is no litigation, arbitration, legal or administrative suit, action, proceeding  or investigation of any kind, pending or threatened in writing (nor any basis therefor), which  questions, directly or indirectly, the validity or enforceability of this Agreement to Company.                     9.1.7 Most Knowledgeable Individuals. Company’sRepresentatives are the  individuals employed or affiliated with Company that have the most knowledge and information  regarding the representations and warranties made in this Section 9.1.    1199685.03/OC  999903-14000/1 0-3 1-18/pdo/agt       —15—   484 8-4928-524 1 

 

                  9.1.8 No Untrue Statements. To the Actual Knowledge of Company, no representation, walTantyor covenant of Company in this Agreement contains any untrue statement of material facts or omits to state material facts necessary to make the statements or facts contained therein not misleading.              9.2   Actual Knowledge of Company. The term ‘Actual Knowledge of Company” means the actual present knowledge of Company’sRepresentatives without regard to any imputed or constructive knowledge and without any duty of inquiry or investigation. In no event shall any of Company’s Representatives have any liability for the breach of any of the representations or warranties set forth in this Agreement.        10.   Notices.        All notices or other communications required or permitted hereunder shall be in writing, and shall be delivered or sent, as the case may be, by any of the following methods: (i) personal delivery, (ii) overnight commercial carrier, (iii) registered or certified mail, postage prepaid, return receipt requested, (iv) facsimile, or (v) email. Any such notice or other communication shall be deemed received and effective upon the earlier of (A) if personally delivered, the date of delivery to the address of the person to receive such notice; (B) if delivered by overnight commercial carrier, one (1) day following the receipt of such communication by such carrier from the sender, as shown on the sender’s delivery invoice from such carrier; (C) if mailed, on the date of delivery as shown by the sender’s registry or certification receipt; (D) if given by facsimile, when sent; or (E) if given by email, when sent. Any notice or other communication sent by facsimile or email must be confirmed within forty-eight (48) hours by letter mailed or delivered in accordance with the foregoing to be effective. Any reference herein to the date of delivery, receipt, giving, or effective date, as the case may be, of any notice or other communication shall refer to the date such communication becomes effective. Notices shall be addressed as follows:              To Contributor:   At Contributor’s Notice Address set forth in Section 3 of                               Article I above              With copies to:   Allen Matkins Leek Gamble Mallory & Natsis LLP                               1900 Main Street, 5th Floor                               Irvine, California 92614                               Attention: Paul D. O’Connor, Esq.                               Email: poconnor(lallenmatkins.com              To Company:       At Company’sNotice Address set forth in Section 4 of Article I                               above               With copies to:  Snell & Wilmer L.L.P.                               One Arizona Center                               Phoenix, Arizona 85004                               Attention: Byron Sarhangian                               Email: bsarhanian(swlav.corn               To Escrow Holder: At Escrow Holder’s Address set forth in Section 5 of Article I                               above    1199685.03/CC  999903-14000/10-31-I 8/pdo/agt        —16—  4848-4928-5241 

 

      Notice of change of address shall be given by written notice in the manner detailed in this Section 10. Rejection or other refusal to accept or the inability to deliver because of changed address of which no notice was given shall be deemed to constitute receipt of the notice or other communication sent.        11.   Broker Commissions.        Except for Colliers International Greater Los Angeles, Inc. (which has been retained by Contributor and will be entitled to receive a real estate commission in connection with Company’s acquisition of the Property that will be paid solely by Contributor), Company and Contributor hereby represent and warrant to the other that no broker or finder has been engaged by the representing party, and no finder, brokerage, advisory, or other fee has been incurred by such representing party, in connection with the parties entering into this Agreement or the Company Agreement, or in connection with conveying the Property to Company, or to such representing party’s knowledge is in any way connected with the parties entering into this Agreement. If any such claims for fees of brokers, finders, advisors, or other such third parties arise from or are connected with the consummation of this Agreement, then Company and Contributor shall indemnify, defend, and hold the other harmless from and against such claims if they shall be based upon any statement, representation, or agreement by the indemnifying party. Contributor has been informed by Company that MRC Member it is a licensed real estate broker acting as a principal in this transaction. The terms and obligations of this Section 11 shall expressly survive the Closing.        12.   Default.              12.1  Default by Contributor. If Contributor fails to perform any of the material covenants or agreements contained herein which are to be performed by Contributor, then Company may, at its option and as its exclusive remedy, either (i) terminate this Agreement by giving written notice of termination to Contributor, and the parties shall have no further rights or obligations to one another under this Agreement (except to the extent any such rights or obligations expressly survive the termination of this Agreement), or (ii) seek specific performance of this Agreement. If Company elects the remedy in clause (ii) above, then Company must commence and file such specific performance action in the appropriate court not later than thirty (30) days following the Closing Date.               12.2 Default by Company.                     12.2.1 Caused by MRC Member. If Company fails to perform any material  covenant or agreement to be performed by Company under this Agreement as a result of the acts or  omissions of MRC Member, then Contributor shall be entitled to pursue any remedies available at  law or in equity against Company. Nothing herein shall limit Contributor’s rights (in its capacity as  a member of Company) under the Company Agreement in the event of a default by MRC Member  under the Company Agreement. Notwithstanding any other provision of this Agreement, Company  shall not be deemed to be in breach or default hereunder if Company fails to perfonn any material  covenant or agreement to be performed by Company under this Agreement as a result of the acts or  omissions of Contributor whether under this Agreement or the Company Agreement.                     12.2.2 Caused by TRC Member. If Company fails to perform any material  covenant or agreement to be performed by Company under this Agreement as a result of the acts or  omissions of TRC Member (in its capacity as a member of Company), then Company shall have the  same remedies as set forth in Section 12.1 above for a default by Contributor; provided, however, that    1199685.03/OC  999903-14000/10-3 1-18/pdo/agt         17  4848-4928-5241 

 

the prosecution, management, and control of any action relating to such default shall be vested solely in MRC  Member subject to, and in accordance with, the terms of Section 2.15 of the Company Agreement. Nothing contained in this Agreement shall limit MRC Member’s rights under the Company  Agreement in the event of a default by Contributor (in its capacity as a member of Company) under the Company Agreement.              12.3  No Consequential Damage. Except as set forth below in this Section 12.3, no party to this Agreement shall have any liability for any punitive damages, lost profits, special damages or consequential damages based on any default or alleged default by any other party under this Agreement. The provisions of the preceding sentence shall not limit the potential liability of Contributor (i) if specific performance of the acquisition of the Property by Company has been made impossible or impracticable due to Contributor’s intentional wrongful acts, (ii) for any punitive damages, lost profits, special damages or consequential damages based on the intentional fraud of Contributor, or (iii) for any punitive damages, lost profits, special damages or consequential damages based on the intentional fraud of Company resulting from the acts or omissions of MRC Member.        13.   Assignment.        Neither party hereto shall have the right to assign all or any part of its interest in this Agreement created pursuant hereto without the express prior written consent of the other party hereto, which consent may be withheld in each such party’s sole and absolute discretion. The foregoing provisions of this Section 13 shall not limit or restrict the rights of any party under the Company Agreement.         14.  Miscellaneous.               14.1 Governing Law. The provisions of this Agreement shall be construed and enforced in accordance with the laws of the State of California. Subject to Section 14.6 below, Contributor and Company hereby irrevocably consent to the exclusive jurisdiction of the state and federal courts located in California and to the exclusive venue of Kern County Superior Court and the District Court for the Eastern District of California for any action or proceeding arising out of, or relating to, this Agreement to the maximum extent allowed by law.               14.2 Preservation of Intent. If any provision of this Agreement is determined by  any court having jurisdiction to be illegal or in conflict with any laws of any state orjurisdiction, then  the parties agree that such provision shall be modified to the extent legally possible so that the intent  of this Agreement may be legally carried out. If any provision contained herein, or the application  thereof in any circumstances, is held invalid, illegal or unenforceable in any respect or for any reason,  then the validity, legality and enforceability of any such provision in every other respect and of the  remaining provisions hereof shall not be in any way impaired or affected, it being intended that all of  the parties’rights and privileges shall be enforceable to the maximum extent permitted by law.               14.3  Waiver. No consent or waiver, express or implied, by a party to or of any  breach or default by any other party in the performance by such other party of such other party’s  obligations hereunder shall be deemed or construed to be a consent or waiver to or of any other breach  or default in the performance by such other party hereunder. Failure on the part of a party to complain  of any act or failure to act of any other party or to declare any other party in default, irrespective of  how long such failure continues, shall not constitute a waiver by such non-complaining or non  declaring party of the latter’srights hereunder.    1199685.03/OC  999903-14000/10-31-18/pdo/agt         —18-   4848-4928-5241 

 

            14.4  Successors and Assigns. Subject to the provisions of Section 13 above, this Agreement shall be binding upon and shall inure to the benefit of the successors and assigns of the parties hereto.              14.5  Attorneys’ Fees. If any litigation, arbitration or other proceeding is commenced between or among the parties or their representatives in any way arising out of or relating to, this Agreement, then the prevailing party or parties shall be entitled, in addition to such other relief as may be granted, to have and recover from the other party or parties reasonable attorneys’ fees and all costs, taxable or otherwise, including, without limitation, those for expert witnesses, of such action. Any judgment or order entered in any legal proceeding shall contain a specific provision providing for the recovery of all costs and expenses of suit including, without limitation, reasonable attorneys’ fees, costs and expenses incurred in connection with (i) enforcing, perfecting and executing such judgment; (ii) post judgment motions; (iii) contempt proceedings; (iv) garnishment, levee, and debtor and third-party examinations; (v) discovery; and (vi) bankruptcy litigation.              14.6  Arbitration. Any action to resolve any controversy or claim arising out of, or related to in any way to, this Agreement, including, without limitation, any alleged breach of this Agreement and any claim based upon any tort theory, however characterized shall be resolved through a binding arbitration before an arbitrator in accordance with the terms of Section 13.18 of the Company  Agreement, which terms are incorporated herein by reference. Contributor and Company shall each be treated as a “member” under Section 13.18 of the Company Agreement solely for purposes of determining the rights, duties and obligations of Contributor and Company under such arbitration provisions.               14.7 Waiver of Jury Trial. TO THE MAXIMUM   EXTENT   PERMITTED   BY LAW,  EACH  OF CONTRIBUTOR   AND  COMPANY   HEREBY   WAIVES  EACH  SUCH PARTY’S RIGHT  TO  A TRIAL  BY JURY  OF ANY  CLAIM  OR  CAUSE  OF ACTION   (WHETHER   AS PLMNTIFF,   DEFENDANT    OR  OTHERWISE)   BASED  UPON   OR  ARISING  OUT  OF  OR RELATED   TO  THIS AGREEMENT    OR THE  TRANSACTIONS    CONTEMPLATED    HEREBY  OR THEREBY,  IN ANY  ACTION,  PROCEEDING,   OR OTHER  LITIGATION  OF ANY   TYPE  BROUGHT   BY CONTRIBUTOR    OR COMPANY    AGAINST  THE  OTHER  OF  SUCH PARTY,  WHETHER   WITH  RESPECT  TO  CONTRACT   CLAIMS,  TORT  CLAIMS,  OR OTHERWISE.  EACH  OF CONTRIBUTOR   AND  COMPANY   AGREES  THAT  ANY  SUCH  CLAIM  OR CAUSE  OF ACTION  SHALL  BE TRIED  BY  AN ARBITRATOR    AS PROVIDED   ABOVE  BUT  THIS  WAIVER   SHALL  BE EFFECTIVE   EVEN  IF, FOR ANY  REASON   WHATSOEVER,    SUCH  CLAIM  OR CAUSE  OF ACTION  CANNOT   BE TRIED  BY SUCH  ARBITRATOR.   WITHOUT  LIMITING  THE  FOREGOING,   EACH   OF  CONTRIBUTOR    AND  COMPANY    FURTHER  AGREES  THAT  EACH  SUCH  PARTY’S RIGHT  TO A TRIAL  BY JURY IS WAIVED  TO  THE  MAXIMUM    EXTENT  ALLOWED    BY LAW  BY  OPERATION   OF THE FOREGOING    AS TO  ANY ACTION,  COUNTERCLAIM    OR OTHER  PROCEEDING   WHICH   SEEKS, IN WHOLE  OR  IN PART, TO CHALLENGE   THE VALIDITY   OR ENFORCEABILITY   OF THIS AGREEMENT  OR ANY  PROVISION   HEREOF.   THIS WAIVER   SHALL  APPLY  TO  ANY  SUBSEQUENT  AMENDMENTS,      RENEWALS,    SUPPLEMENTS,     OR   MODIFICATIONS     TO   THIS  AGREEMENT.                       COMPANY’S                CONTRIBUTOR’S                        INITIALS                  INITIALS    1199685.03/OC  999903-14000/1O-31-18/pdo/agt         —19—   4848-4928-524 1 

 

            14.8  Entire Agreement. The Company Agreement and this Agreement (including all exhibits and schedules attached hereto) are the final expression of, and contain the entire agreement between, the parties with respect to the subject matter hereof and supersede all prior understandings with respect thereto. This Agreement may not be modified, changed, supplemented or terminated, nor may any obligations hereunder be waived, except by written instrument signed by the party to be charged or by its agent duly authorized in writing or as otherwise expressly permitted herein. This Agreement may be executed in one (1) or more counterparts, each of which shall be an original, and all of which together shall constitute a single instrument. The parties do not intend to confer any benefit hereunder on any person, firm or corporation other than the parties hereto.              14.9  Time  of Essence/Business Days. Contributor and Company  hereby acknowledge and agree that time is strictly of the essence with respect to each and every term, condition, obligation and provision hereof and that failure to timely perform any of the terms, conditions, obligations or provisions hereof by either party shall constitute a material breach of and a non-curable (but waivable) default under this Agreement by the party so failing to perform. Unless the context otherwise requires, all periods terminating on a given day, period of days, or date shall terminate at 5:00 p.m. (Pacific time) on such date or dates, and references to “days” shall refer to calendar days except if such references are to “business days” which shall refer to days which are not Saturday, Sunday or a legal holiday. Notwithstanding the foregoing, if any period terminates on a Saturday, Sunday or a legal holiday, under the laws of the State of California, then the termination of such period shall be on the next succeeding business day.               14.10 Construction. Headings at the beginning of each paragraph and subparagraph are solely for the convenience of the parties and are not a part of this Agreement. Whenever required by the context of this Agreement, the singular shall include the plural and the masculine shall include the feminine and vice versa. This Agreement shall not be construed as if it had been prepared by one of the parties, but rather as if both parties had prepared the same. Unless otherwise indicated, all references to sections are to this Agreement. All exhibits and schedules referred to in this Agreement  are attached and incorporated by this reference.         15.   Scope of Representation.         Contributor and Company each acknowledge and agree that (i) Allen Matkins Leek Gamble  Mallory & Natsis LLP has represented the interests of Contributor only, individually and as a member  of Company (i.e., as TRC Member), and has not represented MRC Member or Company, (ii) Snell  & Wilmer L.L.P. has represented the interests of MRC Member only, and has not represented  Contributor (individually or as a member of Company) or Company, and (iii) Company has decided  not to retain separate counsel to represent its interest in connection with this Agreement and the  transactions contemplated herein.                 [REMATN]DEROF   PAGE  NTENTIONALLY    LEFT  BLANK]    1199685.03/CC  999903-14000/10-3 1-18/pdo/agt         20  4848-4928-5241 

 

                                            ______________________________________________________         iN WITNESS   WHEREOF,   Contributor and Company have executed this Contribution Agreement and Joint Escrow Instructions as of the Effective Date.  “Contributor’                       TEJON INDUSTRIAL   CORP.,                                     a California corporation                                      By:______________________                                         Name:                                         Its:   “Company”                           TRC-MRC  3, LLC,                                     a Delaware limited liability company                                      By:______                                         Name:                                         Its:    I 19968503/OC  999903-14000/1O-31-18/pdo/agt         —21-  4848-4928-5241 

 

      ______________,2019                 ________________________________                            JOI1DER  BY ESCROW   HOLDER        Escrow Holder hereby acknowledges that it has received this Agreement executed by Contributor and Company and accepts the obligations of and instructions for Escrow Holder set forth herein. Escrow Holder agrees to disburse andlor handle any and all funds and documents in accordance with this Agreement.  Dated:                                            By:_                                           Name:                                           Title:    I 199685.03/OC  999903-14000/10-3 1-18/pdo/agt        —22—  4848-4928-5241 

 

                                  EXHIBIT  “A”                           LEGAL  DESCRIPTION   OF  LAND  THE  LAND  REFERRED   TO HERE11NBELOW    IS SITUATED  IN THE  U1’IINCORPORATED AREA   OF THE  COUNTY   OF KERN,  STATE  OF  CALIFORNIA   AND  IS DESCRIBED   AS FOLLOWS:  [Drafting Note: To be provided by Tejon and attached to this Agreement on or before December 1, 2018.]                                       EXHIBIT “A”  1199685.03/OC  999903-14000/1O-31-18/pdo/agt  4848-4928-5241 

 

                                                                  EXHIBIT           “B”                                     LIST      OF    INTANGIBLE                 PERSONAL              PROPERTY                                                            [To   be   provided       by   Tejon]                                                                         EXHIBIT       “B” 1199685.03/OC 999903-14000/10-31-18/pdo/agt                                                 —1— 4848-4928-5241 

 

                                 EXHIBIT  “C”                               FORM  OF EASEMENT              [To be prepared by Tejon and reasonably approved by Company and                attached to this Agreement on or before December 1, 2018.]                                      EXHIBIT “C’ 1199685.03/OC 999903-14000/10-3 1-18/pdo/agt         —1— 4848-4928-5241 

 

                                                                 EXHIBIT            “D”                                                FORM         OF     BUILDER            COVENANTS                                                           [To    be  provided        by   Tejon]                                                                         EXHIBIT       “D’ 1199685.0310C 999903-14000/1O-31-18/pdo/agt                                                 —1- 4848-4928-5241 

 

                                 EXHIBIT  “E”                           PRO  FORMA   TITLE  POLICY                                   [See Attached]     [To be provided by MRC Member and should reflect the Easement, the Deed, the Builder     Covenants and the Notification and Acknowledgment to be recorded upon the Closing]                                      EXHIBIT ‘E” I 199685.0310C 999903-14000/10-3 l-18/pdo/agt         - 1- 4R4-412X-241 

 

      ______________                                    EXHIBIT  “F”                                 FORM   OF DEED  RECORDING   REQUESTED   BY AND  WHEN   RECORDED   MAIL THIS GRANT   DEED ANT)ALL TAX  STATEMENTS   TO:  TRC-MRC   3, LLC P.O. Box 1000 4436 Lebec Road Lebec, California 93243 Attention: Office of the General Counsel                                                      (AboveSpacefor Recorder’s Use Only)                                   GRANT  DEED  APN:  THE  UNDERSIGNED   GRANTOR   DECLARES:  Documentary transfer tax is $_________________________ (X)   computed on full value of property conveyed, or  ( )  computed on full value, less value of liens and encumbrances       remaining at time of sale.   THE PROPERTY   IS LOCATED  IN UNINCORPORATED    AREA  IN THE COUNTY  OF KERN,  STATE OF CALIFORNIA        FOR  VALUABLE   CONSIDERATION,   receipt of which is hereby acknowledged, TEJON  iNDUSTRIAL  CORP., a California corporation (“Grantor”), hereby GRANTS to TRC-MRC 3,  LLC, a Delaware limited liability company (“Grantee”), the following described real property (the  “Property”) located in Unincorporated Area in the County of Kern, State of California:                                  SEE EXHIBIT “A”                            ATTACHED    HERETO  AND                   INCORPORATED    HEREIN BY  THIS REFERENCE         RESERVING  THEREFROM:    All rights reserved to Grantor pursuant to the last two (2)  paragraphs of EXHIBIT “A” including, without limitation, any rights to surface entry on the  Property to access any such rights [Drafting Note: We need to double check this after Tejon  provides the legal description.] reserved by Grantor.                                      EXHIBIT “F”  1199685.03/OC  999903-14000/1O-31-l8fpdo/agt  44-4Q2-941 

 

_____   AND  SUBJECT  TO:        1.    Taxes and assessments, not delinquent.        2.    All other covenants, conditions, restrictions, reservations, rights, rights of way, easements, encumbrances, liens and title matters listed on Exhibit “B’ attached hereto and all matters which an accurate survey of the Property would disclose.        3.    That certain Easement (Easement to be described here) recorded as of the date of this Grant Deed.        4.    That certain Development (Builder Covenants to be described here,.)recorded as of the date of this Grant Deed.        TNWITNESS   WHEREOF,   Grantor has caused this Grant Deed to be executed as of the        dayof     ,2019.                                      TEJON  ThJDUSTRIALCORP.,                                     a California corporation                                      By:____                                        Name:                                        Title:                                        Date:    Grantee hereby accepts this Grant Deed and the  tenns and conditions set forth herein by its  execution below.   TRC—MRC3,  LLC,  a Delaware limited liability company   By:_________________________     Name:_______________________________     Title:__________________________________     Date:________________________________                                      EXHIBIT “F’  1199685.0310C  999903-14000/10-31-18/pdo/agt         —2-  A2ARio’,Qc’)A1 

 

         ____________________________,      ______________________________________                               ACKNOWLEDGMENT   A notary public or other officer completing this certificate verifies onlythe identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validityof that document.  State of California            ) County of Kern                 )        On                           before me,                                                       (insert name of notary) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.        I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.        WITNESS   my hand and official seal.   Signature_______________________________________           (Seal)                                      EXHIBIT “F’  1199685.03/OC  999903-14000/10-3 I-18/pdo/agt  4848-4928-5241 

 

         ______________________________,    _______________________________________                               ACKNOWLEDGMENT   A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.  State of California            ) County of Kern                 )        On                           before me,                                                       (insert name of notary) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.        I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.        WITNESS  my  hand and official seal.  Signature_________________________________________          (Seal)                                      EXF{IBIT‘F’  I 199685.0310C  999903-14000/10-3 1-18/pdo/agt  4848-4928-5241 

 

                                  EXHIBIT  “A”                               LEGAL   DESCRIPTION  THE  LAND  REFERRED   TO HEREIN  BELOW   IS SITUATED  IN THE  UNINCORPORATED AREA  OF  THE  COUNTY   OF KERN,  STATE  OF  CALIFORNIA  ANT)  IS DESCRIBED  AS FOLLOWS:  [Drafting Note: To be provided by Tejon and attached to this Agreement on or before December 1, 2018.]                                      EXHIBIT A to                                     EXHIBIT “F”  1199685.0310C  999903-14000/10-3 1-18/pdo/agt         —1-  4848-4928-5241 

 

                                 EXHIBIT  “B”                              EXCEPTIONS   TO TITLE     [To be provided by Tejon and attached to this Agreement on or before December 1, 2018.]                                     EXHIBIT “B”to                                    EXHIBIT “F’ 1199685.0310C 999903-14000/1O-31-18/pdo/agt 4848-4928-5241 

 

                                  EXHIBIT  “G”                        FORM   OF NON-FOREIGN    AFFifiAVIT             CONTRIBUTOR’S     CERTIFICATE   OF NON-FOREIGN    STATUS        Section 1445 of the Internal Revenue Code provides that a transferee of a U.S. real property interest must withhold tax if the transferor is a foreign person. For U.S. tax purposes (including Section 1445), the owner of a disregarded entity (which has legal title to a U.S. real property interest under local law) will be the transferor of the property and not the disregarded entity. To inform TRC MRC  3, LLC, a Delaware limited liability company (“Transferee”), that withholding of tax is not required upon the disposition of a U.S. real property interest, the undersigned hereby certifies the following on behalf of the transferor/seller:        1.    The transferor/seller is not a foreign corporation, foreign partnership, foreign trust, foreign estate or foreign person (as those terms are defined in the Internal Revenue Code and the Income Tax Regulations promulgated thereunder).        2.    The transferor/seller is not a disregarded entity as defined in Section 1.1445- 2(b)(2)(iii).        3.    The transferor’s/seller’s tax identification number is 77-0500904.        4.    The transferor’s/seller’s business address is P.O. Box 1000, 4436 Lebec Road, Lebec, California 93243.        The transferor/seller understands that this certification may be disclosed to the Internal Revenue Service by Transferee and that any false statement contained herein could be punished by fine, imprisonment, or both.        Under penalties of perjury I declare that I have examined this certification and to the best of my knowledge and belief it is true, correct, and complete, and I further declare that I have authority to sign this document on behalf of the transferor/seller.  Transferor:                         TEJON  INIUSTRJAL  CORP.,                                     a California corporation                                      By:_____                                        Name:                                        Title:                                       EXHIBIT ‘G’  1199685.03/OC  999903-14000/1O-31-18/pdo/agt  4848-4928-5241 

 

     _________________,                                         ________________                                     EXHIBIT  “H”                         FORM   OF GENERAL   ASSIGNMENT                              GENERAL   ASSIGNMENT        THIS GENERAL   ASSIGNMENT    (this “Assignment”), dated as of 2019 (the “Assignment Date”), is made by and between TEJON INDUSTRIAL CORP., a California corporation (“Assignor”), and TRC-MRC 3, LLC, a  Delaware limited liability company (“Assignee”).                                     RECITALS        A.    Pursuant to that certain Contribution Agreement and Joint Escrow Instructions dated as of                 2019 (the “Contribution Agreement”), Assignee has this day acquired from Assignor that certain real property located in the County of Kern, State of California, as more particularly described on Exhibit “A” attached hereto (the “Property’).        B.    Assignor now desires to contribute and assign to Assignee, to the extent assignable, all of Assignor’sright, title and interest in and to those certain warranties, guaranties, licenses, permits, entitlements, governmental approvals and certificates of occupancy and any other intangible personal property described on Exhibit “B” attached hereto, which benefit the Property (collectively, the “Intangible Personal Property”).                                    AGREEMENT        In consideration of the acquisition of the Property by Assignee and other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, the parties agree as follows:         1.   Assignment. Assignor hereby contributes, assigns, transfers and sets over unto Assignee, without representation or warranty of any kind, and Assignee hereby accepts from Assignor, any and all of Assignor’s right, title and interest in and to the Intangible Personal Property; provided, however, such contribution, assignment and transfer shall not include any rights or claims arising prior to the Assignment Date which Assignor may have against any person with respect to the Intangible Personal Property.        2.    Dispute Costs. In the event of any dispute between Assignor and Assignee arising out  of the obligations of the parties under this Assignment or concerning the meaning or interpretation of  any provision contained herein, the losing party shall pay the prevailing party’s costs and expenses of  such dispute, including, without limitation, reasonable attorneys’fees and costs. Any such attorneys’  fees and other expenses incurred by either party in enforcing a judgment in its favor under this  Assignment shall be recoverable separately from and in addition to any other amount included in such judgment, and such attorneys’fees obligation is intended to be severable from the other provisions of  this Assignment and to survive and not be merged into any such judgment.         3.    Counterparts. This Assignment may be executed in counterparts, each of which shall  be deemed an original, and all of which shall, taken together, be deemed one (1) document.                                       EXHIBIT “H”  119968503/OC  999903-14000/10-3 1-1Slpdo/agt   4848-4928-524 1 

 

                                            ______________________________________________________         4.    Survival. This Assignment and the provisions hereof shall inure to the benefit of and be binding upon the parties to this Assignment and their respective successors, heirs and permitted assigns.        5.    No Third Party Beneficiaries. Except as otherwise expressly set forth herein, Assignor and Assignee do not intend, and this Assignment shall not be construed, to create a third-party beneficiary status or interest in, nor give any third-party beneficiary rights or remedies to, any other person or entity not a party to this Assignment.        6.    Governing Law. This Assignment shall be governed by, interpreted under, and construed and enforceable in accordance with, the laws of the State of California.        IN WITNESS  WHEREOF,  Assignor and Assignee have caused this General Assignment to be executed as of the Assignment Date.  ‘Assignort                          TEJON INDUSTRIAL   CORP.,                                     a California corporation                                      By:______________________                                         Name:                                         Its:   “Assignee”                          TRC-MRC  3, LLC,                                     a Delaware limited liability company                                      By:_____                                         Name:                                          Its:                                       EXHIBIT “H”  1199685.03/OC  999903-14000/10-3 1-18/pdo/agt         -2—  4848-4928-5241 

 

                                 EXHIBIT   “A”                               LEGAL   DESCRIPTION  THE  LAND  REFERRED   TO HEREiN  BELOW   IS SITUATED  IN THE UNINCORPORATED AREA  OF  THE  COUNTY   OF KERN,  STATE  OF CALIFORNIA   AND   IS DESCRIBED  AS FOLLOWS:  [Drafting Note: To be provided by Tejon and attached to this Agreement on or before December 1, 2018.J                                      EXHIBIT A to                                     EX}{IBIT“H’  119968503/OC  999903-14000/1O-31-18/pdo/agt          —1-  4848-4928-5241 

 

                                                                  EXHIBIT           “B”                                     LIST      OF    INTANGIBLE                 PERSONAL              PROPERTY                                                            [To   be   provided       by   Tejon]                                                                        EXHIBIT       “B’  to                                                                       EXIIIBIT       “H” I 199685.03/OC 999903-14000/1O-31-18/pdo/agt                                                 —1— 4848-4928-5241 

 

______________     _________                      __________,      ______________                                     EXhIBIT  “I”                    FORM   OF NOTICE  AND  ACKNOWLEDGMENT  WHEN   RECORDED   MAIL TO:  Clerk, Board of Supervisors Kern County Administrative Center 1114 Truxton Avenue Bakersfield, CA 93301                                                        (AboveSpacefor Recorder’s Use Only)        NOTIFICATION,   ACKNOWLEDGMENT       AND  ASSIGNMENT    AGREEMENT        This NOTIFICATION,    ACKNOWLEDGMENT       and ASSIGNMENT     AGREEMENT (Assignment Agreement”) is entered into to be effective on   2019, by and among the COUNTY   OF KERN  (“County”), TEJON INDUSTRIAL CORP., a California corporation (“TIC”) and TRC-MRC   3, LLC, a Delaware limited liability company (“Assignee”). County, TIC and Assignee are sometimes referred to individually herein as a “Party” and collectively as the “Parties.”                                   RECITALS:        A.    County and TIC have previously entered into that certain Development Agreement between the County of Kern and Tejon Industrial Corp. (“Development Agreement”) dated November  18, 2005, approved by the County Board of Supervisors by Ordinance G-7311 on               [Drafting Note: Tejon to provide date.], to be effective on  [Drafting Note: Tejon to provide date.1, and recorded on November 17, 2005, as Document No. 0205321293, Kern County Official Records, as amended by that certain unrecorded letter dated  December 27, 2011, from the County of Kern to Tejon Ranchcorp, a California corporation.         B.    TIC is the Master Developer of the Tejon Ranch Commerce Center (“Property”). TIC  desires to sell and transfer to Assignee a fee simple interest in the real property described on  Exhibit “A” attached hereto (“Assigned Parcel”) consisting of approximately thirty-four and  85/lOOths(34.85) gross acres.         C.    Section       of the Development Agreement (“Agreement” therein) refers to TIC  as “OWNER” and provides in part that:               “The sale, transfer, lease or assignment of any right or interest under              this Agreement shall be made only together with the sale, transfer,              ground lease or assignment of all or a part of the Property.              Concurrently with any such sale, transfer, ground lease or assignment,              or as soon as practicable thereafter, but prior to the issuance of a              Construction Permit and PD Modification to an End-User, OWNER              shall (i) notify COUNTY in writing of such sale, transfer or              assignment; (ii) shall provide COUNTY with a copy of a separate              acknowledgment from the Assignee evidencing to COUNTY’s sole                                      EXHIBIT “I”  1199685.03/CC  999903-14000/10-3 1-18/pdo/agt          1  4848-4928-5241 

 

      ___________________ ______    _________ __________ _________ __________               satisfaction that the Assignee is aware of and intends to honor its             obligations under this Agreement; and (iii) shall at the same time             provide COUNTY with an executed agreement, in a form acceptable             to COUNTY, by the Assignee providing therein that the Assignee also             expressly and unconditionally assumes all the duties and obligations of             OWNER   in this Agreement with respect to the Parcel or Parcels so             sold, transferred, ground leased or assigned.”        D.    Section      of the Development Agreement additionally provides that upon the sale or transfer of a parcel of the Property, the burdens of the Development Agreement are binding upon the Assignee, but the benefits shall not inure to the Assignee until the agreement required by Section         is executed.  Additionally, upon compliance with the provisions of Section         and upon request, the County shall provide the Assignee with a Compliance Certificate stating that the Development Agreement remains valid and in full force and effect and is binding upon the County, TIC and the Assignee.        B.    The Parties desire to enter into this Assignment Agreement in order to satisfy and fulfill their respective obligations under Section of the Development Agreement.        NOW,  THEREFORE,   in consideration of the above recitals and the mutual covenants hereinafter contained and for other good and valuable consideration, the receipt and sufficiency which is hereby acknowledged, the Parties agree as follows:        1.    Acknowledgment of Notification        By executing this Assignment Agreement, County acknowledges that TIC has satisfied the notification requirements set forth in Section of the Development Agreement.        2.    Acknowledgment and Assumption of Obligations by Assignee        Assignee hereby acknowledges that it has reviewed, is aware of and intends to honor its obligations with respect to the development of the Assigned Parcel pursuant to the terms of the Development Agreement, and additionally expressly and unconditionally assumes all of the duties and obligations of TIC under the Development Agreement with respect to such Assigned Parcel first arising after the date hereof.        3.    Continuing Obligations of TIC        TIC acknowledges that pursuant to Section  of the Development Agreement, it shall continue to be obligated under the Development Agreement with respect to all portions of the Property retained by TIC and with respect to the installation of all infrastructure improvements to be installed pursuant to the Conditions of Approval for the TIC Development Approvals (as defined in the Development Agreement) as well as the provisions of Section 4 of the Development Agreement.        4.    Acknowledgment by County and Compliance Certificate         County acknowledges that by the approval and execution of this Assignment Agreement, TIC  and Assignee have fully satisfied and complied with the provisions of Section of the  Development Agreement. Approval and execution of this Assignment Agreement by County shall                                      12Y14TTTT lJ?i  1199685.03/OC  999903-14000/10-3 1-18/pdo/agt   4848-4928-524 1 

 

                                                                 ___________   constitute the Compliance Certificate issued by County contemplated by Section of the Development Agreement, and County states that the Development Agreement remains valid and in full force and effect and is binding upon the County, TIC and Assignee.                                           COUNTY  OF KERN                                           By:                                            Chairman, Board of Supervisors   APPROVED   AS TO CONTENT:               APPROVED   AS TO FORM:  Planning & Development Services         Office of the County Counsel   By:______________________________       By:__________________________     Director                                Deputy                                           TEJON INDUSTRIAL   CORP.,                                          a California corporation                                           By:_____________________                                            Name:___________________________                                            Its:_____________________________________                                           By:______________________                                            Name:___________________________                                            Its:_____________________________________                                            TRC-MRC  3, LLC,                                          a Delaware limited liability company                                           By:____                                            Name:                                            Its:                                           By:____                                            Name:                                            Its:                                       EXHIBIT I’  1199685.0310C  999903-14000/10-3 1-18/pdo/agt         -3—  4848-4928-5241 

 

         ______________________________,    _______________________________________-                                ACKNOWLEDGMENT   A notary publicor other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validityof that document.  State of California            ) County of Kern                 )        On                           before me,                                                      (insert name of notary) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.        I certif’ under PENALTY OF PERILTRY under the laws of the State of California that the foregoing paragraph is true and correct.        WITNESS  my hand and official seal.  Signature_______________________________________            (Seal)                                       EXI-IIBIT IJI?  1199685.031CC  999903-14000/10-3 1-18/pdo/agt         -4—  4848-4928-5241 

 

         ______________________________,    _______________________________________                                 ACKNOWLEDGMENT   A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.  State of California            ) County of Kern                 )        On                           before me,                                                       (insert name of notaly) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.        I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.        WITNESS  my hand and official seal.  Signature_________________________________________          (Seal)                                       EXI{JBIT ?[I?  1199685.03/CC  999903-14000/10-31-18/pdo/agt          -5—  4848-4928-5241 

 

         ______________________________,____________________________________________________ _______________________________________                                ACKNOWLEDGMENT   A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.  State of California            ) County of Kern                 )        On                           before me,                                                       (insert name of notary) Notary Public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.        I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.        WITNESS  my hand and official seal.  Signature_______________________________________            (Seal)                                       EXIIIBIT “I”  1199685.03/OC  999903-14000/10-31-18/pdo/agt  4848-4928-5241 

 

                                 EXHIBIT  “J”                           ENVIRONMENTAL      REPORTS     [To be provided by Tejon and attached to this Agreement on or before December 1, 2018.]                                      EXHIBIT J’ 1199685.0310C 999903-14000/10-31-18/pdo/agt 4Rt.4QR_S71 

 

                        CONTRIBUTION     AGREEMENT                      AND  JOINT ESCROW    INSTRUCTIONS                                       between                              TEJON INDUSTRIAL   CORP.,                              a California corporation,                                    as Contributor                                         and                                   TRC-MRC  3, LLC,                          a Delaware limited liability company,                                     as Company   1199685.03/OC 999903-14000/10-3 1-18/pdo/agt 

 

                             TABLE  OF CONTENTS                                                                             Page  I.    SUMMARY   AND  DEFINITION  OF BASIC TERMS                               1 II.   RECITALS                                                                2 III.  AGREEMENT                                                               3       1.    Contribution of Property                                          3       2.    Escrow                                                            3       3.    Conditions Precedent to the Close of Escrow                       4       4.    Deliveries to Escrow Holder                                       5       5.    Deliveries Upon Close of Escrow                                   7       6.    Costs and Expenses; Prorations                                    7       7.    AS-IS Contribution                                                8       8.    Contributor’s Representations and Warranties                     12       9.    Company’sRepresentations and Warranties                          15       10.   Notices                                                          16       11.   Broker Commissions                                               17       12.   Default                                                          17        13.   Assignment                                                       18       14.   Miscellaneous                                                    18       15.   Scope of Representation                                          20  Exhibits:  Exhibit “A”   Legal Description of Land Exhibit “B”   List of Intangible Personal Property Exhibit “C”   Form of Easement Exhibit “D”   Form of Builder Covenants Exhibit “E”   Pro Forma Title Policy Exhibit “F”   Form of Deed Exhibit “G”   Form of Non-Foreign Affidavit Exhibit “H”   Form of General Assignment  Exhibit “I”  Form of Notice and Acknowledgment  Exhibit “i’  Environmental Reports    I 199685.03/OC  999903-14000/10-3 1-18/pdo/agt         (1) 

 

                                    1NDEX                                                                          Page(s)  Actual Knowledge of Company                                               16 Actual Knowledge of Contributor                                           14 Affiliate                                                                  11 Agreed Value                                                               4 Agreement                                                                   1 Agreement Instructions                                                     3 Builder Covenants                                                          3 CAP  Amount                                                                14 CERCLA                                                                     10 CFD                                                                        12 Claims                                                                     11 Close of Escrow                                                             3 Closing                                                                     3 Closing Date                                                                1 Company                                                                     1 Company  Agreement                                                          2 Company  Parties                                                           10 Company’s Notice Address                                                    1 Company’s Representatives                                                   2  Contributor                                                                1  Contributor Parties                                                       10  Contributor’s Notice Address                                               1  Contributor’s Representatives                                              2  Current Tax Period                                                         8  Deed                                                                       5  Easement                                                                   3  Effective Date                                                             1  Enforceability Exceptions                                                 12  Environmental Reports                                                      9  Escrow Holder                                                              1  Escrow Holder’sNotice Address                                              1  Escrow Instructions                                                        3  Floor Amount                                                              14  General Assignment                                                         6  Hazardous Material(s)                                                     11  Intangible Personal Property                                               2  Land                                                                       2  MRC  Member                                                                2  Natural Hazard Expert                                                      9  Notification and Acknowledgment                                            6  Official Records                                                           3  Opening of Escrow                                                          3  PCOR                                                                       6  Permitted Exceptions                                                       4    1199685.03/OC  999903-14000/10-31-1 8lpdolagt        (ii)  4848-4928-5241 

 

                                                                        Page(s)  Project                                                                    2 Property                                                                   2 Property Representations and Warranties                                   14 Real Property                                                              2 Supplemental Instructions                                                  3 Tax Certificates                                                           5 Title Company                                                              2 Title Policy                                                               4 TRC  Member                                                                2 TRPFFA                                                                     12 Updates                                                                    9    1199685.03/CC  999903-14000/10-3 1-18/pdo/agt        (iii)  4848-4928-5241 

 

                                                             EXHIBIT           “E”                                                CONSTRUCTION                    CONTRACT                                                              [To   Be    Provided]                                                                                   ‘E’ 1197590.08/OC                                                    EXHIBIT 373745-00003/pdo/agt                                                     —1— 4848-9620-3892.16 

 

                                                                               TM         :AJA                           DocumentAl41                                    2014          StandardFormofAgreementBetweenOwnerand                                         Design-Builder          AGREEMENTmadeas        of the31st day  of October  in the year 2018                                                                                                         ADDITIONS  AND  DELETIONS:         BETWEENthe     Owner:                                                                                                        The author of this document has                                                                                                        added information needed for its                                                                                                        completion. The author may aTso         TRC-MRC     3, LLC                                                                                                        have revised the text of the original         a Delaware  limitedliability company                                                           AlA standard form. An Additions and                                             6th          13191 Crossroads  ParlcwayNorth,      Floor                                                   Deletions Report that notes added         City of Industry, CA  91764                                                                    information as well as revisions to the                                                                                                        standard form text is available from                                                                                                        the author and should be reviewed. A         and  the Design-Builder:                                                                       vertical line in the left margin of this                                                                                                        document indicates where the author                                                                                                        has added necessary information          CommerceConstructionCo.      , L.P.                                                           and where the author has added to or          13191CrossroadsParkwayNorth,       6th Floor                                                  deleted from the original AlA text.          City of Industry, CA 91764                                                                                                        This document has important legal                                                                                                        consequences. Consultation with an                                                                                                        attorney is encouraged with respect          for the followingProject:                                                                     to its completion or modification.                                                                                                         Consultation with an attorney is also                                                                                                                   with        to          Majestic Tejon  3                                                       Job #13080            encouraged     respect          WheelerRidge,Tejon     Ranch, California                                                      professional licensing requirements                                                                                                        in the jurisdiction where the Project is          An approximately34    gross acres and sf is 579,040                                                                                                        located.          The Owner   andDesign-Builderagreeas     follows.            AlADocument  A141“ —2014.copyright© 2004 and 2014 byThe AmericanInstituteof Architects.All rights reserved. WARNING:This AlA®Document is mit.          protected by U.S. Copyright Lawand International Treaties, unauthorized reproduction or distribution of this AlA®Document, or any portion of it, may I          result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA   I      software at 16:43:51 CT on 10/31/2018 under Order No.7640887244 which expires on 12/13/2018, and is not for resale.          User Notes:                                                                                                       (861424439) 

 

       TABLEOFARTICLES                  GENERALPROVISIONS         2        COMPENSATIONANDPROGRESSPAYMENTS         3        GENERALREQUIREMENTSOFTHEWORKOFTHEDESIGN-BUILDCONTRACT         4        WORKPRIORTOEXECUTIONOFTHEDESIGN-BUILDAMENDMENT          5       WORKFOLLOWINGEXECUTIONOFTHEDESIGN-BUILDAMENDMENT          6        CHANGESINTHEWORK          7        OWNER’SRESPONSIBILITIES          8        TIME          9        PAYMENTAPPLICATIONSANDPROJECTCOMPLETION          10       PROTECTIONOFPERSONSANDPROPERTY          11       UNCOVERINGANDCORRECTIONOFWORK          12       COPYRIGHTSANDLICENSES          13       TERMINATIONORSUSPENSION          14       CLAIMSANDDISPUTERESOLUTION          15       MISCELLANEOUSPROVISIONS          16       SCOPEOFTHEAGREEMENT          TABLEOFEXHIBITS          A        DESIGN-BUILDAMENDMENT          B        INSURANCEANDBONDS          C        SUSTAINABLEPROJECTS          ARTICLEI     GENERALPROVISIONS          §1.1Owner’sCriteria—   Paragraph  Deleted          (Paragraph  deleted)           §1.1.1  Paragraph  Deleted            §1.1.2—TheOwner’s     design  requirements for the Project and related documentation:           See attached Exhibit D — Building  Outline Specifications and Exhibit F — List of Drawings.           N/A            AlA Document A141M —2014. copyright© 2004 and 2014 by The AmericanInstituteofArchitects.All rights reserved. WARNING:This AlA0 Document is mit.     protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA5 Document, or any portion of it, may 2          result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA          softwareat 18:07:03 ET on 10/31)2018 under Order No.7640887244 whichexpires on 12/13/2018, and is not for resale.          User Notes:                                                                                                     (1783836469) 

 

      §1.1.3— The Project’sphysical characteristics:        (Paragraph deleted)       An approximately579,040square foot cross dock industrialwarehousebuilding situated on approximately34 gross       acres and approximately33 net acres        §1.1.4 - ParagraphDeleted        N/A        §1.1.5       (Paragraphs deleted)       - Paragraph Deleted        §1.1.6 - The Owner’sbudget for the Workto be providedby the Design-Builderis set forthbelow:                See ExhibitA        N/A        §1.1.7 - The Owner’sdesignand constructionmilestone dates: See ExhibitA                .1                     N/A                .2                     N/A                .3                     N/A                .4                     N/A                      N/A          §1.1.8 — The Ownerrequiresthe Design-Builderto retain the followingConsultants(if necessary)at the        Design-Builder’scost:                 .1     Consultants:                         GeotechnicaliTesting/SpecialInspections SEI SoilsEngineering                        CivilEngineering — McIntosh andAssociates                        Surveying — McIntoshand Associates                       TrafficEngineering — AdvantecConsultingEngineers                        CulturalAssessments — W&S Consultants                       BiologicalAssessments— Dudek                        PetroleumEngineering — PetroTECHResources          AlA Document A141 “ —2014. Copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING: This AlA®Document is nit,        protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®Document, or any portion of tt, may 3        result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA        softwareat 16:43:51 CTon 10/31/2018 under Order No.7640887244 which expires on 12)13/2018, and is notforressle.        User Notes:                                                                                      (861424439) 

 

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                                            §                                                                                                                                                                                                                                                                                                                                                                                                                                                        in                                                                                                                                                                                                                                                                                                                                                                                                                                                               §                                                                                                                                                                                                                                                                                                                                                                                                                                      §                                                                                                                                                                                                                                                                                                                                                                                                                   §                                                                                                                                                                                                                                                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                                                                                                               Vice                                                                                                                                                                                                                                                                                                                                                      13191                                                                                                                                                                                                                                                                               Joe                                                                                                                                                                                                                                                    4436     Tejon       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                                                                                                                    District                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         1.1.9                                                                                                                          Commerce                                                                                                                                                                                                             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      §1.3BindingDisputeResolution       For any Claim not otherwiseresolved under Sections 14.1, 14.2,or 14.3,the method of binding disputeresolution        shall be the following:        (Checkthe appropriate box.If the Owner and Design-Builderdo not select a methodof bindingdispute resolution        below or do not subsequentlyagree in writing to a bindingdispute resolutionother than litigation, Clai,ns will be        resolved by litigation in a court of competentjurisdiction.)                   X  ]  Arbitrationpursuant to Section 14.4                        Litigationin a court of competentjurisdiction                        Other:(Spec(i5)          §1.4Definitions        §1.4.1 Design-BuildDocuments. The Design-Build Documents  consist of this Agreement between Owner and        Design-Builder and its attachedExhibits (hereinafter, the “Agreement); other documents listed in this Agreement;        and Modifications issued after execution of this Agreement. A Modification is (1) a written amendment to the        Contract signed by both parties, including the Design-Build Amendment, (2) a Change Order, or (3) a Change        Directive.         §1.4.2 The Contract. The Design-Build Documents form the Contract, The Contract represents the entire and        integrated agreement between the parties and supersedes prior negotiations, representations or agreements, either        written or oral. The Contractmay be amendedor modifiedonlyby a Modification.The Design-BuildDocumentsshall        not be construedto createa contractualrelationship of any kind between any persons or entitiesotherthan the Owner        and the Design-Builder.         §1.4.3 The Work.The  term “Work”  means the design, construction and related services required to fulfill the        Design-Builder’s obligationsunder the Design-Build Documents, whether completed or partially completed, and        includesall labor,materials,equipmentand servicesprovidedorto be providedby the Design-Builder.The Workmay        constitutethe whole or a part ofthe Project.         §1.4.4 The Project. The Project is the total design and construction of which the Work performed under the        Design-Build Documentsmay  be the whole or a part, and may include design and constructionby the Owner and by        separate contractors.         §1.4.5InstrumentsofService.Instrumentsof Serviceare representations,in anymedium of expressionnow known or        later developed, of the tangible and intangible creative work performed by the Design-Builder, Contractor(s),        Architect, and Consultant(s) under their respective agreements. Instruments of Service may include, without        limitation, studies, surveys,models, sketches, drawings,specifications,digitalmodels and other similarmaterials.         §1,4.6Submittal.A  Submittal is any submission to the Owner for review and approval demonstrating how the        Design-Builder proposes to conform to the Design-Build Documents for those portions of the Work for which the        Design-BuildDocumentsrequire  Submittals.Submittalsinclude,but are not limitedto, shop drawings,product data,         and samples. Submittalsare not Design-BuildDocumentsunless incorporatedinto a Modification.          §1.4.7Owner.The Owneris the person or entity identifiedas such in the Agreement and is referredto throughout the        Design-Build Documentsas  if singular in number. The term “Owner”means the Owner or the Owner’s authorized        representative.          §1.4.8Design-Builder.TheDesign-Builderisthe personor entityidentifiedas suchin the Agreementand is referredto         throughout the Design-Build Documents  as if singular in number. The term  “Design-Builder” means the         Design-Builderor the Design-Builder’sauthorizedrepresentative.          §1.4.9Consultant.A Consultantis a person or entityprovidingprofessionalservicesfor the Design-Builderfor all or a         portion of the Work, andis referredto throughoutthe Design-BuildDocumentsas if singularin number,To the extent           AlA Document A141” — 2014. Copyright© 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This AlA5 Document is mit.    protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®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 AlA         software at 16:43:51 CT on 10/31/2018under Order No.7640887244 which expires on 12/13)2018, and is notfor resale.         User Notes:                                                                                      (861424439) 

 

       required by the relevantjurisdiction, the Consultant shall be lawfully licensed to provide the required professional        services.         §1.4.10Architect.The Architect is a person or entity providing design services for the Design-Builder for all or a        portion of the Work, and is lawfully licensed to practice architecturein the applicablejurisdiction. The Architect is        referredto throughoutthe Design-BuildDocumentsas if singularin number.         §1.4.11Contractor.A Contractor is a person or entity performing all or a portion of the construction,required in        connection with the Work, for the Design-Builder. The Contractor shall be lawfully licensed, if required in the       jurisdiction where the Project is located.The Contractoris referred to throughout the Design-BuildDocumentsas if        singular in number and means a Contractoror an authorizedrepresentative of the Contractor.         §1.4.12 ConfidentialInformation. Confidential Information is information containing confidential or business        proprietary informationthat is clearlymarked as “confidential.”         §1.4.13 Contract Time. Unless otherwise provided, Contract Time is the period of time, including authorized        adjustments,as set forth in the Design-BuildAmendmentfor SubstantialCompletionof the Work.         §1.4.14Day. The term “day” as used in the Design-Build Documents shall mean calendar day unless otherwise        specificallydefined.         §1.4.15ContractSum.The  ContractSum is the amountto be paid to the Design-Builderfor performanceof the Work        after execution of the Design-BuildAmendment,as identifiedin Article A.l of the Design-BuildAmendment.         (Paragraph deleted)        ARTICLE2   COMPENSATIONANDPROGRESSPAYMENTS        §2.1CompensationforWorkPerformedPriorToExecutionofDesign-BuildAmendment        §2.1.1Unless otherwise agreed, payments for Work performedprior to Execution of the Design-BuildAmendment        shall be made monthly. For the Design-Builder’sperformance of Work prior to the execution of the Design-Build        Amendment,the  Ownershall compensatethe Design-Builderas follows: Owner shall compensateDesign-Builderfor        architectural and structural engineeringservicesrenderedby Design-Builder and its Consultantsand Engineersprior        to Execution of the Design-BuildAmendmentif Ownerultimately decides to forego the constructionphase services        contemplatedwithinthe Design-BuildAmendment.  The limit of the compensationfor the architecturaland structural        engineering services shall be no more than two and one half (2.50%) percent of the Cost of the Work, as further        defined in the Design-BuildAmendment. Owner  shall also be responsible for the actual cost of other Consultants        hired by Design-Builderfor servicesrendered in connectionwith this Agreement.        (Insert amount of or basisfor, compensation, including compensationfor any Sustainability Services, ol.indicate the        exhibit in which the information is provided. If there will be a limit on the total amount of compensationfor Work        peformed  prior to the execution of the Design-BuildAmendment, state the amount of the limit.)          §2.1.2The hourlybillingrates for servicesofthe Design-Builderand the Design-Builder’sArchitect,Consultantsand        Contractors,if any, are set forth below.         (ifapplicable,attach an exhibit of hourly billing rates or insert them below.)           Individualor Position                             Rate          §2.1.3CompensationforReimbursableExpensesPriorToExecutionof  Design-BuildAmendment         §2.1.3.1ReimbursableExpenses are in additionto compensationset forth in Section 2.1.1 and 2.1.2 and include         expenses,directlyrelated to the Project,incurredby the Design-Builderand the Design-Builder’sArchitect,         Consultants,and Contractors,as follows:                 .1   Transportationand authorizedout-of-towntravel and subsistence;                 .2   Dedicated data and communicationservices,teleconferences,Project web sites, and extranets;          AlA Document A141” —2014. Copyright © 2004 and 2014 by The American Institute of ArchItects. All rights reserved. WARNING:This AlA®Document is mit.         protected by u.s.Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®Document, or any portion of it, may 6         result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA         softwareat 16:43:51 CT on 10/31/2018under Order No.7640887244 which expires on 12)1312018, and is notfor resale.         User Notes:                                                                                      (861424439) 

 

              .3   Feespaid for securing approvalof authoritieshavingjurisdiction over the Project;               .4   Printing,reproductions,plots, standardform documents;               .5   Postage,handling and delivery;               .6   Expense of overtimework requiring higher than regular rates, if authorizedin advanceby the Owner;               .7   Renderings,physicalmodels, mock-ups,professionalphotography,and presentationmaterials                    requestedby the Owner;               .8   All taxes levied on professional servicesand on reimbursableexpenses;and               .9   OtherProject-relatedexpenditures,if authorizedin advanceby the Owner.         §2.1.3.2For Reimbursable Expenses, the compensation shall be the expenses the Design-Builder and the        Design-Builder’s Architect, Consultants and Contractors incurred,plus an administrative fee of percent ( %) of the        expenses incurred. See Exhibit A         §2.1.4Paymentsto the DesignBuilderPriorToExecutionof Design-BuildAmendment        §2.1.4.1Payments are due and payable upon presentation of the Design-Builder’s invoice. Amounts unpaid ( )        days after the invoice date shall bear interest at the rate entered below, or in the absence thereof at the legal rate        prevailing from time to time at the principalplace of business of the Design-Builder.        (Insert rate of monthlyor annual interest agreed upon.)         O.50%permonth         §2.1.4.2Records of ReimbursableExpenses and servicesperformed on the basis of hourly rates shallbe available to        the Owner  at mutually convenient times for a period of two years following execution of the Design-Build        Amendment  ortermination of this Agreement,whicheveroccursfirst.         §2.2ContractSumand  PaymentforWorkPerformedAfterExecutionof  Design-BuildAmendment        For the Design-Builder’sperformance of the Work afterexecutionof the Design-BuildAmendment,the Owner shall        pay to the Design-Builderthe Contract Sum in currentfunds as agreed in the Design-BuildAmendment.         (Paragraph deleted)        ARTICLE3   GENERALREQUIREMENTSOFTHEWORKOFTHEDESIGN-BUILDCONTRACT        §3.1General        §3.1.1The Design-Builder shall comply with any applicable licensing requirements in the jurisdiction where the        Project is located.         §3.1.2The Design-Buildershall designatein writing a representativewho is authorizedto act on the Design-Builder’s        behalf with respectto the Project.         §3.1.3 The  Design-Builder shall perform the Work in accordance with the Design-Build Documents.  The        Design-Builder shall not be relieved of the obligation to perform the Work in accordance with the Design-Build        Documentsby  the activities,tests, inspectionsor approvalsof the Owner,althoughextensionsof time shallreasonably        be granted in the event of delays caused by such activities.         §3.1.3.1The Design-Buildershall perform the Work in compliancewith applicablelaws, statutes, ordinances,codes,        rules and regulations, or lawful orders of public authorities. If the Design-Builder performs Work contrary to        applicable laws, statutes, ordinances, codes, rules and regulations, and lawful orders of public authorities, the        Design-Buildershall assumeresponsibilityfor such Work and shall bear the costs attributableto correction.         §3.1.3.2Neitherthe Design-Buildernor any Contractor,Consultant,or Architectshall be obligated to perform any act        whichthey believewill violate any applicablelaws, statutes,ordinances,codes,rules andregulations, or lawful orders         of public authorities. If the Design-Builder determines that implementation of any instruction received from the         Owner, includingthose in the Owner’s Criteria, would cause a violation of any applicable laws, statutes, ordinances,         codes, rules and regulations, or lawful orders of public authorities,the Design-Builder shall notifi the Owner in         writing.Upon verificationby the Ownerthat a changeto the Owner’sCriteriais required to remedy the violation, the         Ownerand  the Design-Buildershall execute a Modificationin accordancewith Article 6. In the event it is found that         implementationwould not violate any laws, statutes, ordinances,codes, rules, regulations, or lawful orders of public           AlA Document A141 “ 2014. Copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This AlA®Document is mit.         protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA® Document, or any portion of it, may 7         result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA         software at 16:43:51 ET on 10/31/2018 under Order No.7640887244 which expires on 12/13)2018, and is notfor resale.         User Notes:                                                                                      (861424439) 

 

       authorities,it shallbe the Design-Builder’sresponsibilityto maintainthe contractscheduleat no additionalcost to the        Owner.         §3.1.4 The Design-Builder shall be responsible to the Owner for acts and omissions of the Design-Builder’s        employees, Architect, Consultants, Contractors, and their agents and employees, and other persons or entities        performing portions of the Work, to the extent the Architect, Consultant, and Contractor are employees of        Design-Builder.         §3.1.5GeneralConsultation.The Design-Builder shall schedule and conduct periodic meetings with the Owner to        review matters such as procedures,progress, coordination,and scheduling of the Work.         §3.1.6When  applicablelaw requires that servicesbe performed by licensed professionals,the Design-Builder shall        provide those services through qualified,licensedprofessionals.The Owner understandsand agrees that the services        ofthe Design-Builder’sArchitectandthe Design-Builder’sother Consultantsareperformedin the sole interest of, and        for the exclusivebenefit of, the Design-Builder.         §3.1.7The Design-Builder,with the assistance of the Owner, shall prepare and file documentsrequired to obtain        necessary approvalsof governmentalauthoritieshavingjurisdiction overthe Project.         §3.1.8ProgressReports        §3.1.8.1The Design-Buildershall keep the Owner informed of the progress and quality of the Work. On a monthly        basis, or otherwise as agreedto by the Owner and Design-Builder,the Design-Buildermay submit written progress        reportsto the Owner.                .1      Work Completedfor the period;                .2      Project schedulestatus;                .3      Submittal scheduleand status report, including a summaryof outstandingSubmittals;                .4      Responsesto requests for informationto be providedby the Owner;                .5      Approved ChangeOrders  and ChangeDirectives;                .6      Pending ChangeOrder and ChangeDirective statusreports;                .7      Tests and inspectionreports;                .8      Statusreport of Work rejected by the Owner                .9      Statusof Claims previouslysubmittedin accordancewith Article 14                .10     Cumulativetotal of the Cost of the Workto date includingthe Design-Builder’scompensationand                        ReimbursableExpenses, if any;                .11     CurrentProject cash-flowand forecastreports; and                .12     Additionalinformationas agreedto by the Owner andDesign-Builder         §3.1.8.2         (Paragraphs deleted)         - Paragraph Deleted          §3.1.9Design.Builder’sSchedules         §3.1.9.1          §3.1.9.2TheDesign-Buildershall performthe Work in general accordancewith the scheduleas outlined in 1,1.7.1or         the most most recent schedulessubmittedto and approvedby the Owner.          §3,1.10 Certifications.Upon the Owner’s written request, the Design-Builder shall obtain from the Architect,         Consultants, and Contractors, and furnish to the Owner, certifications with respect to the documents and services         providedby the Architect,Consultants,and Contractors(a) that, to thebest of their knowledge,informationand belief,         the documentsor servicesto whichthe certificationsrelate (i) are consistentwith the Design-BuildDocuments,except         to the extent specificallyidentifiedin the certificate,and (ii) complywith applicablelaws, statutes,ordinances,codes,         rules and regulations,or lawful ordersofpublic authoritiesgoverningthe design ofthe Project; and (b) that the Owner         and its consultants shall be entitledto rely upon the accuracyof the representationsand statementscontained in the         certifications, The Design-Builder’s Architect, Consultants, and Contractors shall not be required to execute         certificates or consentsthat would requireknowledge,servicesor responsibilitiesbeyond the scope of their services.           AlA Document A141M —2014. Copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This AlAn Document is mit.         protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA5 Document, or any portion of it, may 8         result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA         softwareat 16:43:51 CT on 10/31/2018 underOrder No.7640887244 which expires on 12/13/2018, and Is notfor resale.         User Notes:                                                                                      (861424439) 

 

      §3.1.11Design-Builder’sSubmittals       §3.1.11.1Prior to submission of any Submittals, the Design-Buildershall prepare a Submittal schedule, and shall       submit the schedule for the Owner’s approval, if requested by the Owner. The Owner’s approval shall not       unreasonably be delayed or withheld. The Submittal schedule shall (1) be coordinated with the Design-Builder’s       schedule provided in Section 3.1.9.1, (2) allow the Owner reasonable time to review Submittals, and (3) be       periodicallyupdatedto reflect theprogressof the Work.If theDesign-Builderfails to submita Submittalschedule,the       Design-Buildershallnot be entitledto any increase in ContractSum or extension of ContractTime based onthe time       required for review of Submittals.        §3.1.11.2By providingSubmittalsthe Design-Builderrepresentsto the Owner that it has (1) reviewed and approved       them, (2) determinedand verified materials,field measurementsand field constructioncriteriarelated thereto, or will       do so and (3) checkedand coordinatedthe informationcontainedwithin such Submittalswith the requirementsof the       Work and of the Design-BuildDocuments.        §3.1.11.3The Design-Buildershall perform no portion of the Work for which the Design-Build Documentsrequire       Submittalsuntil the Ownerhas approvedthe respective Submittal.        §3.1.11.4The Work shall be in accordance with approved Submittals except that the Design-Builder shall not be       relieved of its responsibilityto perform the Work consistentwith the requirements of the Design-BuildDocuments.       TheWorkmay   deviatefromthe Design-BuildDocumentsonlyifthe Design-Builderhas notifiedthe Ownerinwriting       of a deviation from the Design-Build Documents at the time of the Submittal and a Modification is executed       authorizingthe identifieddeviation.The Design-Buildershallnot be relieved of responsibilityfor errors or omissions       in Submittalsby the Owner’s approvalof the Submittals.        §3.1.11.5All professional design services or certificationsto be provided by the Design-Builder, including all       drawings,calculations,specifications,certifications,shop drawings and other Submittals,shall contain the signature       andseal of the licenseddesignprofessionalpreparingthem.Submittalsrelated to the Work designedor certifiedby the       licenseddesignprofessionals,if preparedby others,shallbearthe licenseddesignprofessional’swritten approval.The       Owner  and its consultants shall be entitled to rely upon the adequacy, accuracy and completeness of the services,       certificationsor approvalsperformedby such designprofessionals.        §3.1.12Warranty.The  Design-Builder warrants to the Owner that materials and equipment furnished under the       Contract will be of good quality and new unless the Design-Build Documents require or permit otherwise. The       Design-Builderfurtherwarrants that the Work will conformto the requirements of the Design-BuildDocumentsand       will be free from patent and latent defects,exceptfor those inherentin the qualityof the Work or otherwiseexpressly       permittedby the Design-BuildDocuments.Work,materials,or equipmentnot conformingto these requirementsmay       be considered defective. The Design-Builder’s warranty excludes remedy for damage or defect caused by abuse,       alterationsto theWorknot executedby the Design-Builder,improperor insufficientmaintenance,improperoperation,       normalwear  andtear and normal usage, and damagescausedby Owner’s Contractors or Tenantsperformingwork as       authorized and coordinated by Owner and Design-Builder (Design Builder shall be required to protect any work       performed out of sequence that may be subject to damage, due to being performed out of sequence, by Owner’s        scheduledwork).If required by the Owner,the Design-Buildershall furnish satisfactory evidence as to the kind and        quality of materials and equipment. Unless provided otherwise by law or outlined in Design-Build criteria,       Design-Builderwarrantswork for oneyear. Material andequipmentwarranties shall be asprovidedby manufacturers        and a minimum of one year.         §3.1.13Royalties,Patentsand Copyrights        §3.1.13.1The Design-Buildershall pay all royalties and licensefees.         §3.1.13.2The Design-Buildershalldefendsuits or claimsfor infringementof copyrightsandpatent rightsto the extent        such suits or claims arise out of or relate to the Work, and shall hold the Owner and its separate contractors and        consultantsharmlessfrom loss on accountthereof. The Design-Buildershall not be responsible for such defense or        loss when a particular design, process or product of a particularmanufacturer or manufacturers is required by the        Owner, or where the copyright violations are required in the Owner’s Criteria. However, if the Design-Builderhas        reasonto believethat the design,process or product requiredinthe Owner’sCriteria is an infringementof a copyright        or a patent, the Design-Buildershall be responsiblefor suchlossunless such informationis promptly furnishedto the        Owner.If the Ownerreceives notice from a patent or copyrightownerof an allegedviolation of a patent or copyright,         AlA Document A141 —2014. Copyright © 2004 and 2014 by The AmericanInstituteofArchitects.All rights reserved. WARNING: This AlA0 Ijocument is nit,        protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®Document, or any portion of it, may 9        result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA        software at 16:43:51 ET on 10/31/2018 under Order No.7640887244 which expires on 12/13)2018,and is notfor resale.        User Notes:                                                                                      (861424439) 

 

      attributable to the Design-Builder,the Owner shall give prompt written notice to the Design-Builderwithin fifteen       (15) days.        §3.1.14Indemnification       §3.1.14.1To the fullest extentpermitted by law, the Design-Builder shall indemnifi and hold harmless the Owner,       including the Owner’s agents, shareholders,partners, joint venturers, officers, directors, managers, representatives       and employees,from and againstclaims, damages, losses and expenses,includingbut not limitedto attorneys’fees,       arising out of or resultingfromperformance of the Work, except to the extentwhere injury or death of any person or       damage to or loss of property was caused by the active or sole negligence, or willful misconduct, of the party to be       indemnified. Such obligation shall not be construed to negate, abridge, or reduce other rights or obligations of       indenmitythat would otherwiseexist as to a party or person describedin this Section3.1.14.                                                                                                           or       §3.1.14.2The indemnificationobligationunder this Section3.1.14 shall not be limited by a limitation on amount       type of damages,compensation,orbenefitspayableby or for Design-Builder,Architect,a Consultant,a Contractor,or       anyone directly or indirectly employedby them, under workers’ compensationacts, disabilitybenefit acts or other       employeebenefit acts.        §3.1.15ContingentAssignmentofAgreements       §3.1.15.1Each agreementfor a portion of the Work is assignedby the Design-Builderto the Owner at Owner’s sole       option and request, providedthat               .1   assignment is effective only after termination of the Contract by the Owner for cause, pursuant to                    Sections 13.1.4or 13.2.2,and only for those agreementsthat the Owner acceptsby writtennotification                    to the Design-Builderand the Architect, Consultants,and Contractorswhose agreementsare accepted                    for assignment;arid               .2   assignment is subject to the prior rights of the surety, if any, obligated under bond relating to the                    Contract.        When  the Owner acceptsthe assignment of an agreement,the Owner assumesthe Design-Builder’srights from the       original date of the agreementand rights and obligationsfrom the date of the assignment.        §3.1.15.2        §3.1.15.3        §3.1.16Design-Builder’sInsuranceand Bonds.TheDesign-Buildershallpurchaseandmaintaininsuranceandprovide       bonds as set forth in ExhibitB.         (Paragraph deleted)       ARTICLE4   WORKPRIORTOEXECUTIONOFTHEDESIGN-BUILDAMENDMENT(ifapplicable)        §4.1General       §4.1.1Any  informationsubmittedby the Design-Builder,and any interimdecisionsmade by the Owner, shall be for       the purpose of facilitating the design process and shall not modif’ the Owner’s Criteria unless the Owner and       Design-Builderexecute a Modification.         §4.1.2The Design-Buildermay advisethe Owner on proposed siteuse and improvements,selectionof materials, and        building systems and equipment.The Design-Buildershall alsoprovide the Ownerwith recommendations,consistent        with the Owner’s Criteria,on constructability;availabilityof materials and labor;time requirementsfor procurement,        installation and construction;and factorsrelated to constructioncost including,but not limitedto, costs of alternative        designs or materials,preliminarybudgets,life-cycle data,and possible cost reductions.          §4.2Evaluationofthe Owner’sCriteria        §4.2.1The Design-Buildermay scheduleand conductmeetingswiththe Ownerand any othernecessaryindividualsor        entitiesto discussandreviewthe Owner’sCriteriaas set forth in Section 1.1.TheDesign-Buildershallthereafter again        meet with the Owner to discuss a preliminary evaluationof the Owner’s Criteria.The preliminary evaluation shall        address possible alternative approachesto design and construction of the Project and include the Design-Builder’s        recommendations,if any, with regard to accelerated or fast-track scheduling,procurement, or phased construction.         AlA Document A141 “—2014. copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING;This AIAC Document is nit,   protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®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 AlA        softwareat 16:43:C1 ET on 10/31/2018 under Order No.7640887244 which expires on 12/13/2018, and is not for resale.        User Notes;                                                                                      (861424439) 

 

                     mit,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   scheduling                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             report                                                                                                                                                                                                                                                                                                                                                                                                          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proceed                                                                                                                                                                                                                                                                                                                                                                                          written §                                                                                                                                                                                                                                                                                                                                                                        Modification.                                                                                                                                                                                                                                                                                                                                       prepare                                                                                                                                                                                                                                                                                                                                            §        §                                                                                                                                                                                                                                                                                                                             deviations                                                                                                                                                                                                                                              The                                                                                                                                                                                                                                   modeling.                                                                                                                                                                                                                 §                                                                                                                                                                                                          consent                                                                                                                                                            prepare         §                                                                                                                                                                   §                           Owner’s                                                                                                                                                    following:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               4.2.2                                                                                                                                                                                                                                                                                                                                                                                                     4.2.3                          AlA         software                    protected              result User                                                                                                                                                                                                                                                                                                                                              4.3.1                                                                                                                                                                                                                                                                                                                                                       4.3                                                                                                                                                                                                                   4.3.2                                                                                                                                                                                4.4                                                                                                                                                                     4.4.1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            preliminary                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         provide                            Document                                                                                                                                                                                                                                              Preliminary                                                                                                                                                                                                                                                                                                                                                       Preliminary                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                shall Notes:                                                                                                                                                                       Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 After                                                                                                                                                                                                                                                                                                                                                                                                     The                in                                                                                                                                                                                                                                                                                                                                                Upon                                                                                                                                                                                                                   The                                                                                                                                                                      consent                                                                                                                                                                       Upon                                                                                                                                                                                                                                                                                                                                       and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       .1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             .2       at                                                                                                                                                                                                                                                                                                                                                                                                                                                                          .3                                                                                                                                                                                                                                                                                                                                                                                                                                                  .4              severe                                                                                                                                                                                                                                                                                                                                                                                  shall                                                                                                                                                                                                           to                                                                                                                                                                                                                                                                                                                     .1                                                                                                                                                                                                                                                                                                           .2                                                                                                                                                                                                                                                                                                  .3                                                                                                                                                            and                                                                                                                          .4                                                                                                                                                                                                                                                                                 .5                                                                                                                                                                                                                                                              .6                      by                                                                                                                                                                                                Criteria                                                                                                                 .2                        .1                                                                                       .3                                                                            .4                                                                    .5                                                          .6          16:43:51                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 issues.                                                                                                                                                                                                                                                                                                                              from                                                                   Owner                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                also                                                                                                                                                                                                           proceed                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                 Owner                    U.S.                                                                                                                                                                                                                                                                                                             submit                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         a                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                            submit                           A141                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       allocations       written                                                                                                                                                                                                                                                                                                                                                                                   not                                                                                                       a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Owner’s                                                                                                                                                                                                                                                                                                                                                                                                                                                the               information a                                                                                                                                                                                                                                                                                                                                                                                                                                                         Proposal;                                                                                                                                                                       the                civil                                                                                                                                                                                                                                                                                                                                                                                                                    (List                                                                                                                                                                                                                                                                                                                      Confirmation                                                                                                                                                                                                                                                                                                  Building                                                                                                                                                                                                                                                                                                            Site                                                                                                                                                                                                                                                                                         Structural                                                                                                                                                                                                                                                                                Selections                                                                                                                                                                                                                                                                       systems;                                                                                                                                                                                                                                                              Outline                                                                                                                                            A                                                                                                                         Proposal                                                                                                                The               clarifications,                                                                                                                                                                                                                                                                                                                                                                                           to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              include                                                                            An                         Work                                                                                                                                                                                                                                                                                                                                                                                                                                                                          preliminary                                                                   A                          contingencies,                                                          The                        The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 Design-Builder                                                                                                                                                                                                                                                                                                                               the                                                                                                                                                            preliminary                    Copyright                                                                                                                                                                                                                                                                                                                                                         Design                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            evaluation                                                                                                                                                                                                                                              Design        ETon                                                                                                                                                                                                                                                                                                                                              Owner’s                                                                                                                                                                                                                                                                                                                                                                                                                                                  following:                                                                                                                                                                                                unless                            ‘‘                                                                                                                                                                                                                                                                                                                                                                                                     shall                                                                     list                                                                                                                                                                                                                                                                                                                    proceed                                                                                                                                                                                                                                                                                                                                                                                  be                                                                                                                                           list              and                                                                                                                                                                     Owner’s                                                                                                                                                                                                                                                                                                             plan;                                                                              enumeration                                                                                                                                                                                                                                                                                                                                     a                                                                                                 additional                                                                                                                                                                                                                    shall                                                                                                                                                                                                                                                                                                                             Owner’s                           —2014.                                                                                       proposed                                                                                                                                                                                                         to                                                                                                                 proposed                                                            date                                                                                                                                                                                                                                                                                                                                       Preliminary                                                                                                                                                            the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         report                                                                                                                                                                                                                                                                                                                                                                                  understood                criminal                                             of                                                                                                         plus                                                                                                                                           of                                                                                                                                                                                Proposal          10/31/2018                                                                                                                                                                                                           development                                                                                                                                                                                                                                                              specifications                                                                                                                                                                                                                                                                                                                                                                                                    review                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Criteria                                                                                                                                                                                                                                                                                                    plans,                                                                                                                                                                                                                                                                         and                                                                                                                                                                                                                                                                                                                                                                                                                                                          and                                                                     the                                                                                                                                                                                                  the                     Law                                                                                                                           is                                                                                                                                                              Design-Builder’s                                                                                                                                                                                                                  review                                                          on                                                                                                                                             the                                                                                                                                                                                                                                                                                         system;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      of                                                                                                                                                                                                                                             may                                                                                                                                                                                                                                                                                  of                                                                                                                                                                                                                                                                                                                                                                                                                                                                    from,                           Copyright                                                                                                                                                                                                                                                                                                                                                                                             to                                                                                                                           based;                                                                                                                                                                                                                                                                                                                                              issuance                                                                                                         a                                                                                                                                                                       issuance                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     program                                                                                                                                                                                                                                                                                                                                                                                                                                                                           schedule,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       to                                                             which                                                                    Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            shall                                                                                                                                                                                                                                                                                major                                                                                                                                                                                                                                                                                                                                                                                                                                                         dates                                                                                                                                                                                                Owner                       and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             estimate                                                                                                                                                                                                                                                                                                                     of                                                                                                                                                                                                                                                                                                                               Criteria,               penalties,                                                                                                                                            Preliminary                                                                                                                                                                                                                                                                                                                                                                                            the                                                                                                         fee,                                                                                                                                    assumptions                                                                                       date                                                                                                                  Contract                                                                                                                                                                                                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                                                                                                                                       information,                                                                    the                                                                                                Design-Builder’s                                                                                                                                                                                                                                              include                                              sections                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      to                                                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  meets        under                       International                                                                                                                                                                                                                                                                                                                                                                                                                                                                    or                                                                              of                                                                                                                                                                                                                   the                                                                                                                                                                                                                                                                                                                                                                                             development                                                                                                                                                                                                                                                                                                                                        Design                                                                                                                                                                                                                                                                                                                                                                                   to                                                                                                                                                                                                                                                                                                                                                                                                      Design-Builder’s                                                                conform                                                                                                                                                                                                                                                                                                                                                                                                                                                           of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       Owner,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           consider                           ©                                                                                                        a                                                                                        the                                                                                                                                                                                                                                                                                building                                                            the                                                                                                                                                                                                                                                                                                                                                                                                                                                                   for                                                                                                                                                                                                                                                                                                                      allocations                                                                               any                                                                                                                                                                                                  and                             2004                                                                                                         written                                                                                                                                                                                                                                                                                                                                                                                   modify                                                                                                                                                                                                                                                                                                                                                of                                                                                                                                                                                                                  Preliminary                                                                                                                                                                                                          of                                                                                                                                                                                                                                                                                                                                                                                                                                                          periodic        Order                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        functions,                                                                                                                                                                        of                                                                                                                                                                                                                                                               or                and                                                                                                                                                                                                                                                                                                                                                                                                                                                                             which                                                                                                                                                                                                                                                                                                                              and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             of                                                                                                                                                                                                                                                                                                                                                                                                                                                                    work                                                                                      Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                            with                                                             Design-Builder’s                                                                                                                                                                                                                                               some                                                                                                                                                                                                                                                                                                    and                                                                                                                                                                                                           the                                                                             qualifications                                                                                                                                                                                                                                                                                                                                               a                                                                                                                 Sum,                                                                                                                                                                                                   Design-Builder                                                                                                                                                                                                                                                                 sufficient                                                                                                                                                                        a                             and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               the                                                                                                                                                                                                                                                                                                                                      to                will                                                                                                                                                                                                                                                                                                                                                 written          No.7640887244which                                                                                                                                             Design                                                                                                                                                                                                                                                                                                                              shall                                                                                                                                                                                      summarizing                                                                                                                                                                        written                                                                                                                                    and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      to                     Treaties.                                                                                                                                                              Proposal                                                                                                                                                                                                           Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                          f                                                                                                                                                                                                                                                                                                   elevations;                                                                                                                                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                  systems,                           2014                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            cost                                                                                                                                                                                                                                                                                                                                                                                                                                                                    to                                                                                                          statement               be                                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                                                                                                           shall                                                                                                                                                                                                                                               combination                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              Cost                                                                                                                                                                                                                                                                                                                                                                                                                                          any,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     the                                                                                                                  including                                                                                                                                                                                                                                                                                                                                design                                                                      key                                                                                                                                                                                                                                                                                                                                                                                                                                                                    be                                                                                                                                                                                                                                                                                                                    of                                                                                                                                                                                                                                                                                                                                                                                             of                                                                                                                                  deviations                 prosecuted                                                                                                                                                                                                                                                                                                                                        Owner.                                                                                                                                                                                                                                                                                                                             include                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        detailing                 Owner                             by                                                                                                 Fee,                                                                                                                                                                                                                                                                                                                                                                                    Owner’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             information,                                                                                                                                                                                                                    Design                                                                                                                                                                                                                                                                                                                    program                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Owner’s                                                                                                                                                                                                                                                                                                                                                                                           the                                                                                                                                                                                                                                                                                                                                                                                                                                                                    completed                                                                                                                                                                                                                                                                                                                                                 consent                                                                                                                                                                                                                                                                                                                                                                                                                                                                             include                                                                                                                                             documents                                                                                                                                                                                                                                                               drawing                                                                    personnel,                                                                                                                                                                                                                                                                                                                                                                                                                                        to                                                                                                                                                                        consent                           The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               of                      Unauthorized                                                                                                                                                                                                                                                                                                                                                                                                      written                                                                                                                                                                                                                                                                                                                                                                                                                                                            review                                                                                                                                                              to                                                                                                                                                                                                                                                                                  including                                                                                                                                              be                                                                                                                                                                                                                                                                                                                                                                                             Preliminary                                                                                                 and                                                                               and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             the                             American                                                                                        shall                                                                                                          of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   and                                                                                                                                                                                                                                                                                                                              the                                                                                                                                                                                                                                                                                                                                      The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          the                                                                                                                                                              the                                                                                                                   the                                                                                                                                                                                                                                                                                                                                                                                                                                        included                                                                                                                                                                                                   execute                                                             Proposal                 to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      each                                                                                                                                                                                                                     and,                                                                                                                                     from                                                                                                other                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               Work,                                                                                                                                                                                                                                                                                                                                                                                                                                                                           proposed                                                                             exclusions,                                                                                                          estimated                                                                                                                                                                                                                              to                                                                                                                                                                                                                                                                                                                     functions;                                                                                                                                                                                                                                                                                                                                                                                   Criteria                                                                                                                                                                                                                                              of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      budget;                                                                                                                                                                                                                                                                 notes                                                                                                                                                                        to                 the                                                                                                                                                                                                                                                                                                           following:                                                                                                                                                                                 Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                       report                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   presents           expires                                                                                                                                                             Owner.                                                                                                                 compensation                                                                                       achieve                                                                                                                                                                                                                                                                                                                                      Preliminary                                                                                                                                                                                                                                                                                                                                                                                                                                                            sessions                                                                                                                                                                                                                                                                                                                                                                                                                                                                    by,                                                                                                                                                                                                                                                                                                                                                 proceed                                                                                                                                                                                                                                               physical                                                                    Contractors                                                                                                                           Proposal.                                                                                                                                                                        proceed                                                                                                                                            and                           Institute                                                                                                                                                                                                                    if                                                                                                                                                                                                                                                                                 function                maximum                       reproduction                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           constructability,                                                                                                                                                                                                                                                                                   but                                                                                                                                    the                                                                                                 items                                                                                                                                                                                                                                                                                                                                                                                                                                                                     the                                                                                                                                                                                                   a                                                                                                                                                                                                                    acceptable,                                                                                                                                                                                                                                                                 describing                                                                                                                                                                                                                                                                                                                                                                                                                                          in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               and,                                                                                                                                                                                                                                                                                                                                                                                              Design           on                                                            expires.                                                                                                                                                                                                                                                                                                                                                                                                      and,                                                                                                                                                                                                  Modification.                                                                                                                                              other                                                                                                                                     Owner’s                                                                                                                                                                                                                                                                                 not                                                                                                                                                                                                                                                                                                                                                                                     unless                                                                                                                                                                                                                                                                                                                                                                                                                                                                     Owner;                                                                                                                                                                                                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                                                                                                                                                                                                                                                             design                                                                                                                                                               The                                                                                        Substantial           12113/2018,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   the                              of                                                                                                          cost                                                                                                                                                                                                                                                                                                                                                                                                                                                            with                                                                                                 that                                                                               if                                                                                                                                                                                                                                                                                                                                                 under                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               if                            Architects.                                                                                                                                                                                                                                                                                   limited                                                                                                                                                                                                                                               study                                                                                                                                                  if                                                                                                                                                                        under               extent                                                                                                                                                                                                                                                                                                                                                                                                                                          Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      and                                                                                                                                                                                                            The                                                                               applicable;                                                                                                                                                                                                                                                                                                                                         Design                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 preliminary                                                                                                                                              information,                                                                                                                                                                                                                                                                                                                                                                                                      acceptable,                                                                                                                                                               Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                necessary,                                                                                                                                                                                                                                                                                                                                                                                              as                                                                       and                        or                                                                                               comprise                                                                                                          organized                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                                                                                                                          the                                                                                                                   method                                                                                                                                                                                                                                                                                                                                                                                                                                                                              milestones;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         their                                                                                                                                                                                                                                                                                                                                                                                                                                                                     anticipated                                                                                                                                     Criteria,                                                                                                                                                                                                                                                                 construction                        distribution                                                                                                                                                                                                            Preliminary                                                                                                                                                                                                                                                                                                                                                                                             described                                                                                                                                                                                                                   provide                  possible                                                                                                                                                                                                                                                models,                                                                                                                                                                                                                                                                                                                                                Section                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          evaluation                                   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 or                                                                                                                                                                                                                                                                                                                                         prior                                                                                                                                                                                                       the                            reserved.                                                                                                                             of                                                                                                                                                                                                                                                                                             means,                                                                                                                      Documents                        this                                                                                                                                                                                                                                                                                                                                                                                                                                                   shall          resale.                                                                                                                                                                                                                                                                                                                                                                                                                                           Owner’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                      and                  the                                                                                                                                                                                                                           performed                                                                                not                                                                                                                                                                Design-Builder                                                                                                                           unfit                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     Work                                                                                                                                                                                                                                                                                                                                                                                                       to                                                                                                                                                                                                                                                                           also                                                                                                                                                                                                            provide                                                                                                                                                                                                                                                                                                                                                                                                               The                      AlA®                                                                                                                                                                                                    transportation,                                                                                                                                                                                           temporary                law.                                                                                                                                                                                                                                                                                    unless                                                                                                                                                                                                                                                                                                                                                                                                                                  Documents,                                                                                                                                                                                                                                                                                                                                         to                                                                                                                                                                                                                                                                                                    best                                                                                                                                                                                                                                                                                                                                                                                                                                                                      systems                                                                                yet                                                                                                                                                                                                                                                                                                                                                                                                                                                                               prepare                                                                                                                                                                                                                                                                                                                                                                                                      perform                                                                                         by                                                                                                                             persons                            WARNING:                                                                                                                                                                                                                                                                                                                                                                    prior                                                                                                                                                                                                                                                                                           methods,                                                                                                                                                                                                                                                                           be                                                            the                                                                                                                                                                                                                                                                                                                                                                                                                 failure                                                                                                                                                                                                                                                                                                                                 right                This                      Document,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     is                                                                                         the                                                                                 effective                                                                                                                                                                                                                                                                                                                                                                                                                                          information.                                                                                                                                                                                                                                                                                                    skill                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    shall                                                                                                                                                                                                                                                                           responsible                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      to                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                             and                                                                                                                                                                                                                                                                                                                                         execution                document                                                                                                                                                                                                                                                                                                                                                                                                                       shall                                                                                                                                                                                                                                                 to                                                                                                                                                                                                                                                                                                                                                                    to                                                                                         Design-Builder,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     be                                                                                                                                                                                                                                                                                                                                                                                                                                                                      required.                                                                                                                                      employees                                                                                                                                                                                                                                                                                                                               to                                                                                                                                                                                                                                                 determine                                                                                                                                                                                                                                                                                                      and                                                                                                                                                                                                                                                                                                                                                                                                                                                                              Construction                                                                                                                                                                                                                                                                                                                                                                                                                of                                                                                                                                                                                                                                                                                   Design-Build                                                                                                        the                                                                                                                                                                                           or                                                                                                                            or                                                                                                                                                                                                             pay                                                                                                                                                                                                                                                                                                                                                                    execution                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   execute                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      completed.                             This                                                                                                                                                                                                                                                                                                                                                                                                                          not                                                                                                                                                                                                                                                                                             techniques,                                                                                                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                                                                                                                                                 the                        or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     that                                                                                                                                                                                          permanent,                                                                                                                            persons                                                                                                                                                                                                                                                                                                                                 reject                                                                                                                                                                 may                                                                                                                                                                                                                                                                                                      attention.                                                                                                                                                                                                                                                                                                                                                                                                      Work                                                                                                                                                                                                    and                                                                               or                                                                                                                                                                                                             for                      any                was                                                                                                                                                                                                                                                                                                                                                                                                                         modifS’                             AIA°                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                                                                                                                                                                                                                                                                                                                                                                   it                                                                                                                                                                                                                                                                                                                                          of                                                                                merely                                                                                                                                                                                                                                                                           for                                                                                                                                                                                                                                                                                                                                                                                                                                         If                                                                                                                                                                                                             labor,                       portion                produced                                                                                                                                                                make                                                                                                                                                                                                    other                                                                                                                                                                                                                                                                                                                                                                                                                                                                     The                                                                                      has                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                                                                                                           the                                                                                                                                                                                                                                                 that    (861424439)                                                                                                                                                                                                                                                                                                                                          the                                                                                                                                                                                                                                                                                                                               the                             Document                                                                                                                                      and                                                                                                                             not                                                                                                                                                                                                                                                                                                                                                                                                       in                                                                                                                                                                                                                                                                           all                                                                                     of                       of                by                       it,                AlA                       may                             is                      12 

 

                     mit.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          building                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        §                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                §                                                                                                                                                                                                                                                                                                                                                                                             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                                     Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                                                the                       (1)                                                                                                                                                                                                                                                                                                                                                                                                                                                         ordinarily                                                                                                                                                                                                                                                                                                                                                                                                                                       disturbed                                                                                                                                                                                                                                                                                                                                                                                                   the                        investigate                                                                                                                                                                                                                                                                                                                                                                                   the      terms                     in                                                                                                                                                                                                                                                                                                                                                                         provided                           an                                                                                                                                                                                                                                                                                                                                                burial                                                                                                                                                                                                                                                                                                                             notice,                                                                                                                                                                                                                                                                                                                    the                              §                                                                                                                                                                                                                                                                                                           but                       shall                                                                                                                                                                                                                                                               §                                    shall                                                                                                                                                                                                                                                                                features                                                                                                                                                                                                                                                    §                                                                                                                                                                                                                                             Items                                                                                                                                                                                                                           reasonable                                                                                                                                                                                                                                                                                          14.                                                                                                                                                                                                                                    direct,                                                                                                                                                                                                       §                                                                                                requiring                                                                                     be                                                                                                     §                                                                                                                                                                                                                                                                                                                                                                                                                                                    5.5                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 5.5.1                                                                             Article                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               5.5.2                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   5.5,3                          AlA                    protected        software result User                                                                                                                                                                                                                                                                                                                                                         5.5.4                                                                                                                                                                                                                                                                5.6                                                                                                                                                                                                                                                       5.6.1                                                                                                                                                                                                                                                                                                                                                                                                                     the                                                                                                                                                                                                           5.6.2                                                                                                         5.6.3                                                                                                                                                                                                                                                                                                                                                                                                             equitable                                                                                                                                                                                                                                                                                                                                                                                                                                                                             subsurface                                                                                                                                                                                                                                                                                                                                                                                                                                                  Design-Build                                                                                                                                                                                                                                                                                                                                                                                                      site                                                                                                                                                                                                                                                                                                                    operations.                                                                                                                                                                                                                                                                                                                                                                                   Design-Builder                                                                                                                                                                                                                                                                                                            shall                                                                                     granted                                                                                                                                                                                             Requests                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Permits,                           Document                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      and                                                                                                                                                                                                                                                                Allowances                          be                                                                                                                                                                                                                                                                                                                                      immediately    Notes:                                                                                                                                                                                                                                                                                                                                                                                                             Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                             of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Unless                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  execution                                                                                                                                                                                                                                                                                                                                              markers,              in                                                                                                                                                                                                                                               covered                                                                                                                                                                                                                                                                                                                                                         1f                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Concealed                                                                                                                                                                                                                                                     The                                                                                                                                                                                                          Unless                                                                                                              the                                                                                                                                                                                                                                      but                                                                                                                                                                                                                                                                                                                                                                                                      are                                                                                                         The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         permit                                                                                                                                                                                                                                                                                                                                                                                            the                                                                                                                                                                                                                                                                                                  granted        at              severe                                                                               14.                                                                                                                                                                                                                                                                                shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       regulations,                                                                                                                                                                                                                                                                                                             continue                                                                                                                                                                                                                                                                                                                                                                           in                                                                                                                                                                                                  .1                      by                                                                                                                                                        .2                                                                                                                                                      .3                                                                                                                                                                                                                                                                                                                                                                                                                                       and                                                                                                                                                                                                                                                                                                                                                                                                                                                         found                                                                                                                                                                                                                                                                                                                                                         in        16:43:51                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               Design-Builder                                                                                                Owner                                                                                                                                                                                                                                                                                                                                                                                                                                such                                                                                                                                                                                                                                                                                                                              Owner                                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                                                                                                      not                                                                                                                                                                                                                            objection.                                                                                                                                                                                                                                                                                                                                                                          Article                                                                                                                                                                                                                                                      Design-Builder                                                                                      a                                                                                                                                                                                                                                                                                                                                                                                             Contract                     U.S.                                                                                                                                                                                                                                                                                                                                                                                                               adjustment                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             Fees,                                                                                                        Owner                                                                                        reasonable                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Documents                            A141r                                                                                                                                                                                                                                                                                           for                                                                                                                                                                                                                                                                                 be                                                                                                                                                                                                                                                                otherwise                                                                                                                                                                                                                                                                                                                                                                                                                                         in              civil                                                                                                                                                                                                           otherwise                                                                                                                                                                                                                                                                                                                                                                                                                                                                             or                                                                                                                                                                                                                                             by                                                                                                                                                                                                                                                                                                                     The                                                                                                                                                                                the                                                                                                                                                                      profit,                   allowances                          Design-Builder                                                                                                                                                                                       and                                                                                                                                                     whenever                                                                                                                                           by                                                                                                                                                             allowances;                                                                                                                                                                                                                            materially                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          as                                                                                                                                  and                                                                                                                          Section                                                                                                                                                                                                                                                                                                                                                archaeological                     Copyright                                                                                                                                                                                                                                                                                                                                                                                                                                                           to                                                                                                                                                                                                                                                                                                                                                                                                                              conditions                                                                                                                                                                                                                                                                                                    for                                                                                                                                                                                                                                                                                                                                                          course                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 of                                                                                                                                                                                                                                                                                   granted                                                                                                                                                                                                                                                                                                                                                                                                                                         no                                                                                                                                                                                                                                                                                                                                                                                                                                                  Documents,                                                                                                                                                                                                                                                                                         adjustments        ET                                                                                                                                                                                                                                                                                                             with                                                                                               selection.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           well              and                                                                                                                                                                                                                                             allowances                                                                                                                                             Change                                                                                                                                                                            shall                                                                                                                                         otherwise                                                                                                                      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                                                                                                                                                                                                         exist                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      or                                                                                                                                                                                 Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                                                                                                           14.                                                                                                                                                                                                                                                                                                                    Design-Builder                                                                                                                                                                                        all                                                                                                                                                                                                                                                                                                    such                           —2014,                                                                                                                                                                                                                                                                                                                                                                                    disputes        on                                                                                                          shall                                                                                                                                                                                                                                                                                                                          event                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                                                             is                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        and               criminal                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Unknown                                                                                                                                                                                        required        10/31/2018                                                                                                                                                                        and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Work                                                                                                                                                                                                                                                                                                                                                                                           justified,                                                                                                                                                                                                                                                                                                             all                                                                                                                                                                                                                                                                                                                                                                                                                        cost                                                                                                               as                                                                                                                           5.62.2.                                                                                                                                                                                                                                                                                                                                                                                                             in                                                                                                                                                                                                                                                                                                                             promptly                                                                                                                                                                                                                                                                                                                                                        of                                                                                                                                                                                                                                                                                                                                                                                                                                                         and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   provided                     Law                                                                                       extension                                                                                                                                                                                                           provided                                                                                 conditions.                                                                                                                                                                                                                                                                                   or                                                                                                                                                     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                                                                                   allowances                                                                                                                                                                                                                                                                                                                                                                                                               the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              shall       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                                                                                                                                                                                                                                                                                                                                                                                                                   and                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                             Order.                                                                                                    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                                                                                                                                                                                                                                                                                     any                                                                                                                                                                                                                                                                                   resolved                                                                                                                                                                      other                                                                                                                                                               and                                                                                                         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generally                                                                                                 In                                                                                                                                                                                                                                                                                                                                                                                                                                                                    (2)                     and               penalties,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  and                                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                                                                                                             concealed                                                                                                                                                                                                                                                                                                                                                                                                               Contract                                                                                                                                                                                                                                                                                          in                                                                                                                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                             shall                                                                                                                                                                                                                                                                                                                                                          Work,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         other                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Compliance                                                                                                 the                                                                                                                                                                                                                                                                                                                                                 sites,                                                                                                                                                                                                                                                                                                                                                                                                                      or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 comply                                                                                                                                                                                        taxes,                                                                                                                                                    are                                                                                                                                                                                                                                     shall                                                                                                                                                                                                                                                                                                                                        operations         under                                                                                                                                                                                                                                                                                                                                                                                                                                                                  unlcnown                                                                                                                                                                                                                                                                                                                                                                                                                               if                                                                                                                                                                                                                                                                                                           operations                     International                                                                                                                                                                                                   cover                                                                                                                                                                                                                                  than                                                          orders                                                                                                                                                                                                                                                                                                                                                                                            the                                                                                                                                                                                                                                                                                           the                                                                                                          selections                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Conditions.                                                                                                                                                                                                                                                        include                                                                                                                                                                                                                                                                                                                                                                                   Owner’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                Substantial                                                                                                                                                                                                                                                                                                                              take                                                                                                                                                                                                                                                                                                                                                                                                                      time                                                                                                                                            The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   in                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                                                                                                                                                                                                                                                 Design-Builder                                                                                                                                                                      expenses                           ©                                                                                                                                                                                                            in                                                                                                 event                                                                                       of                                                                                                                                                      more                                                                                                                                                                                                                                               be                                                                                                                                                                                                                                                                                                                     shall                                                                                                                                                                                                                                                          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                                                                                   permits,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                          Contract                                                                                                                                                                                                                                                                                   as        Order                                                                                                                                                                                                                                                                                                                                                 or                                                                                                                                                                                                          the                       not                                                                                                                                                                                 costs                                                                                        Contract                                                                                                                                                                                                                                                                                                                                                         the               and                                                                                                                                                                                                                                                                                                                                                                                                                                                           recognized                                                                                                                                                                                                                                                                                                                                                                                                                               Owner                                                                                                                                                                                          less                                                                                                                                                                                                                                                                                                                                                                                                                                         10                                                                                                                                             amount                                                                                                                                                                                                   the                                                                                                                                                                                                                                                                                                                             any                                                                                                                                                                                                                                                                                                                                                                                                                      required                                                                                                                                                                                                                                             supplied                                                                                                                                   under                                                                                                                                                                                                                                                                                                     the                                                                                                                                                                                                                                                                                                                                                                                                               Sum                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 with                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      of                                                                                                                                                                                                                                                                                 provided                                                                                                                                                                                                                                                                                                                                                 wetlands,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Design-Build                           and                                                                                                                                                                                                            Design-Build                                                                                               the                                                                                                                                                     than                                                                                                                                                                                                                                                                                                                                                                                                                                                                            physical                                                                                                                                                                                                                                                                                                                    continue                                                                                                                                                                                                                                    be               will                                                                                                                                                                                                                                                                                                                                                                                                                                          days                                                                                                                                                                                                                                                                                                                                                                                                     those                                                                                                                                                                                                                                                                                                                                                        Design-Builder                                                                                                                                                                                                                                                       in         No.7640887244wh1ch                                                                                                                                                                                                                                                                                                                                                                                                                                                                    physical                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      public                                                                                                                                                                                                   cost                                                                                                                                                                                        applicable                                                                                                                                                                                                                                                                                                     event                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           with                                                                                                                                                                                                                                                                                                            that                       that                                                                                                                                                                                                                                                                                                                             action                                                                                                                                                                               for                     Treaties.                                                                                                                                                                                                                                                                                                                                                                                     determination                                                                                                                                                                                                                                                                                                                                                                                             shall                                                                                                         of                           2014                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                     required                                                                                                                                                                       contemplated                                                                                                                                                                                                                                                                                                                                                                                                              or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               and               be                                                                                               Owner                                                                                                                                                                                                                                                                                                                                                                                                                                 determines                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 Completion                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           fees,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      If                                                                                                                                                     or                                                              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                                                                                                                                                                                                                                                  indicated                                                                                                                                                                                                                                                                                                                                                                                                                      for,                                                                                                                                                                                                                                                for                                                                                                                                                                                                                                                        Contract                           by                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 give                                                                                                                                                     less                                                                                                                                                                                                                                                                                                                                                                                              promptly                                                                                                                                                                                                                                                                                                    of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      authorities,                                                                                                                                                                                                                                                                                  in                                                                                                                                                                                                                                                                                                                                                                                                                                                            as                                                                                                                                                                                                   the                                                                                                                         necessary                                                                                                                                                                                                                                                                                                                       to                                                                                                                                                                                                                                                                                                                                                not                                                                                                                                                                                                                                                                                                                                                                                                                                                   shall                                                                                                                                                                                                                                                                                                            not                           The                                  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                                                                                                                                                                                                                                                                                                                                                                                                                                       conditions                                                                                                                                                                                                                                                                                            and                                                                                                                                                                                                                                                                                                    a                                                                                                                                                                                                                                                                                 Articles                                                                                                                                                                                                                                                                                                                                                                                                                       performance                                                                                                                                                                                                                                              such                                                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                                                                              Change                                                                                                                                                                                                                                                                                                                      suspend                                                                                                                                                       than                                                                                        and                                                                                                                                                                                                          dispute,                                                                                                                                                                                        trade                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                notices                                                                                                                                                                                                                                      to                                                                                                                                                                                                  Design-Builder             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                                                                                                                                                         affect                                                                                                                                     5.6.2.1                                                                                                                                                                                                                                                                                                                                      affect                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     Documents,                                                                                                                                                                                                           Documents,                                                                                                                                                                                                                                                                                                                                                                                                                                                   promptly                                                                                                                                                                                                                                                                                           Contract                                                                                                                                                                                                                                                                                                                                                                                                                Time,                                                                                                                                                                                                                                       employ                                                                                                                                                                                                                                                                                                                                                                                                                                 that                 to                                                                                       and                                                                                                                                                                                                                                              amounts,                                                                                        any                                                                                                                                                                                                                                                         Sum                                                                                                                                                                               and                                                                                                                                                                                                                                                                                                                                                                                                                                        observance                                                                                                                                                                                                                                                                                                                                                                                                      in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  of                                                                                                                                                                                                                                                                                                                                                         encounters                                                                                                                                                      allowances,                                                                                                                                                                                                                                                                                                                                                                                     or                                                                                                                                                                                                                                                                                                                                                                                              notify                                                                                                                                                                                          discounts;                                                                                                                                  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                                                                                                                                                                                                                                                                                                                                                                                                                     the      and                                                                                                                                                                                                                                                                                                             those                                                                                                                                                                                                                                                                                                                                                                                                                                                            in                                                                                                                                             Order                                                                                                                                                                                                                                                                                                                                                     applicable                                                                                                                                                                                                                                                                                                                                                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                                                                                                                                                                                                                                                                                                    recommendation,                                                                                                                                                                                                                                                                                                                       such                                                                                        disputes                                                                                                                                                                                                    the                                                                                                          equipment                                                                                                                                                                                 handling                            Institute                                                                                                                                                                                                                                                                                 and               maximum                                                                                                                                                                                                                                                                                                                                                                                                                                                                     of                     reproduction                                                                                                                                                                                                                                                                                                                                                                                                                                                                             that                                                                                                                                                                                                                                                                                                                                                                                                                or                                                                                                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                                                                                               construction                                                                                                                                    and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Project.                                                                                                                                                                                                                                                                                                                                               in                                                                                                                                                                                                                                                                                                                                                                                                       Design-Build                                                                                                                                                                                                                                       persons                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           inspections                                                                                                                                                                                                                                                                                                                                                                                                                         of                                                                                                                                                                                                                                                                                          Time                                                                                                                                                                                                                                                                                                   parties                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                                                                                                     an                                                                                                                                                                                                                                                                                                                                                                                                              both.                                                                                                                                                                                                                                                                                                                                                                                                                                                   provide         on                                                                                                                                                                                                                                                         allowances                                                                                                                                                                                                                                                                                                                                                                                                                                 differ                                                                                                  in                                                                                                                                                                                                          remains                                                                                                                                                                                                                                                                                                                       operations                                                                                                                                                                                                                                                                                  14.                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                                                and                                                                                                                                                                                                                                                                                                                                       and                                                                                                                                              shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     the                                                                                                                                                                                                                                                                                                                                                                                                                        any                                                                                                                                                                                                                                                                                                                                                                                                                                                                              differ                                                                                                                                                                                                                                                                                                                                                                                                                                                                     unusual         12113/2018,                            of                                                                                                                                                                                                                                                                                                                                                                                             Design-Builder                                                                                                  making                             (2)                                                                                                                                                                                                                                                                                                                                                          human                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 by                                                                                                                                                                                                 of                                                                                                                                                                                                  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                    Architects.                                                                                                                                                                                                                                                                                                                                                Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       encounters                extent                                                                                                                                                                                                                                                                                                                                                                                                               If                                                                                                                                                                                                                                               by                                                                                                                                                                                                                                                                                            arising                                                                                                                                                                                                                                                                                                                                        shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     Design-Builder                                                                                                                                                                                  at                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       to                                                                                                                                                                                                                                                                                                                                                                                                                       part                                                                                                                                                                                                                                                                                                                                                                                                                                  materially                                                                                                                                                                        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                                                                                                                                                                  materially                                                                                                                                                                                                                                                                                                              or                        distribution                                                                                                                                                                                                   entities                                                                                                                                                                                                                                                                                                                                                                                                                                                             activities                                                                                                                                                                                                                                                                                                                                                                                                                       of                                                                                                                                                                                                                                                                                                                                                                                                                                       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                                                                                                                                                                                                                                                                                                                                                       conditions.                                                                                                                                                                                                                                                                                                                                                         remains,                                             Owner                                                                                                  such                                                                                                                                              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                               from                                                                                                                                                                                                                                                                                                                                                                                                                       the                            All                                                                                                                                              (1)                                                                                                                                                                                                                                               persons                                                                                                                                                                                                                                                                                                                                                                                     the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            government                                                                                         the                                                                                                                                                                                                                                                                                                                                                                                                                                                    to         is                                                                                                                                                                         amounts,                            rights                                                                                                                                     in                                                             and                                                                                                                                                                                                                                                                                   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                                                                                                                                                                                                               of                                                                                                                                      Design-Builder’s                      of                                                                                                                                                                                                                                                                                                                                                                                                                                                                              from                                                                                                                                                        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                                                                                                                                                                                                                                                                               shall                                                                                                                                                                                  installation                the                                                                                         shall                                                                                                                                                                                                                                                                                                                                                                                                                                      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                                                                                                                                                                                                                                                                                                                          materially                                                                                         be                                                                                                                                                                                                                                                                                                                                                                                                                                                    before                                                                                                                                                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                                                                                                                                                                     increase                      Document                                                                                                                                                        adjusted                                                                                                  Design                                                                                                                                             between                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                        Design-Builder                                                                                        resolved                                                                                                                                                                                                  delivered                                                                                                                                                                       be                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  ordinances,                                                                                                                                                                                                                                                                                                                                required                                                                                                                                                                                                                                                                                                    provided                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                                                                           of                                                                                                                                                                                                                                                                                                               extensions                                                                                                                            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                                                                                                                                                                                                                                                                                                                               and                                                                                                                                                                                                                                                                                                                                                           the                                                                                                                                                                                                                                                                                             such                                                                                                                                                                                  costs,                                                                                                                                                                                                                                                                                                                                                Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                           provided                                                                                                                                                                        included                                                                                                                                                                                                                                               the                                                                                                                                                                                                                                                                                                                                                                                                                                         shall                                                                                                                                                                                                                 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                                                                                                 necessary                                                                                                                                                                                                                                                                                                                                                                                             the                                                                                                           for                                                                                                                                                                                                                                                                                                                                                                                                      change     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     portion                                                                                                                                     under                produced                                                                                                                                                                                                                                                                                                                                          such                                                                                                                                                                                                                                                                                                               time                                                                                                                                               costs                                      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                                                                                                                                       the    (861424439)                               Document                                                                                                                                                                                                 has                                                                                                                                                                                                   site                                                                                                                                                                          the                                                                                                                                                                                                                                                 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                                                                               Contractor                                                                                                                                                                                                                                                                                                                                                                                                                                                                 reasonable        Owner                                                                                                                                                                                                                                                                                                                                                                                                                                                        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                                                                                                          entity                     Owner                                                                                                                                                                                                                                                                                                                                                                                 major                                                                                                                                                                                                                                                                                                                                                                                          shall                                                                                                          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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      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             Design-Builder                                                                                                                                                                                                                                                                                                                                                knowledge                                                                                                                                                                                                                  Documents                                                                                                                                                                                                                                                                                          shall Notes:                                                                                                                    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                                                                                                                                                                        trades.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               If                                                                                                                                                                                                                                                                                                            performance               in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     has                                                                                                                                                                                                       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                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              supplier.                                                    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                                                                                                                                                                                                                                                                                                                                                                                          the                                                                                                                                                                                                                                                                                                                                                                                                                                        as                     Copyright                                                                                                                                                                    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Patching                                                                                                                                                                                                                                                                                                                    and/or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Contractors                                                                                                                                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                                                                             has                                                                                                                                                                                                                                                                                  and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                reasonable                      and                                                                                                 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      waste materials,rubbish, the Design-Builder’stools, constructionequipment,machinery and surplus materials from       and about the Project.                                                                         5.11 1 within three (3) business days after       §5.11.2If the Design-Builderfails to clean up as provided in Section       receipt of writtennotice and an opportunityto cure fromthe Owner,the Ownermay do so, and Owner shallbe entitled       to reimbursementfrom the Design-Builder.         §5.12Access to Work       The  Design-Builder shall provide the Owner and its separate contractors and consultants access to the Work in       preparation and progress wherever located. The Design-Builder shall notify the Owner regarding Project safety        criteria and programs,which the Owner,and its contractorsand consultants,shall complywith while at the site.         §5.13Constructionby Owneror bySeparateContractors                                                                    Contracts        §5.13.1Owner’sRightto PerformConstructionand to AwardSeparate                                                                      or operationsrelated to the Project with the        §5.13.1.1The Owner reserves the right to perform other construction        Owner’s own  forces; and to award separate contracts in connection with other portions of the Project, or other        construction or operations on the site, under terms and conditions identical or substantiallysimilar to this Contract,        including those terms and conditionsrelated to insuranceand waiver of subrogation.However, except as otherwise        provided in this Agreement, including, without limitation,in the event of a dispute or default by Design-Builder,        nothing in this Contract shall give the Owner the right to perform construction or operations or award separate        contractswithrespectto anyportionoftheDesign-Builder’sscopeof Work onthis Project.The Ownershallnotifythe        Design-Builderpromptly afterexecutionof any separatecontract.If the Design-Builderclaimsthat delay or additional        cost is involved because of such action by the Owner, the Design-Builder shall make a Claim as provided in        Article 14,                                                                       the      or other constructionor operations        §5.13.1.2When separatecontractsare awardedfor differentportions of Project        on the site,the term ‘Design-Builder’in the Design-BuildDocumentsin each case shallmean the individualor entity        that executes each separate agreementwith the Owner.                                                                          Owner’sown  forces, and of each separate        §5.13.1.3The Owner shall providefor coordinationof the activities of the        contractor,with the Work of the Design-Builder,who shall cooperatewith them. The Design-Buildershallparticipate        with other separate contractors and the Owner in reviewing their construction schedules.The Design-Builder shall        make  any revisions to the constructionschedule deemed necessary after a joint review and mutual agreement.The        constructionschedulesshall then constitutethe schedulesto be used by the Design-Builder,separate contractorsand        the Owneruntil subsequentlyrevised.                                                                        when  the Owner performs construction or        §5.13.1.4Unless otherwise provided in the Design-Build Documents,        operationsrelatedto the Projectwiththe Owner’s ownforces or separatecontractors,the Ownershall be deemedto be        subjectto the same obligations,andto have the samerights,that applyto the Design-Builderunder the Contract.          §5.14MutualResponsibility                                                                                     opportunityfor introduction        §5.14.1The Design-Buildershall affordthe Owner and separate contractorsreasonable         and storage oftheir materials and equipmentand performanceof their activities,and shall connect and coordinatethe         Design-Builder’sconstructionand operationswith theirs as requiredby the Design-BuildDocuments.                                                                             operationsby the Owner or a separate         §5.14.2If part of the Design-Builder’sWork depends upon construction or         contractor,the Design-Buildershall,prior to proceedingwith that portion of the Work,prepare a written report to the         Owner, identifyingreasonably apparent discrepanciesor defects in the constructionor operations by the Owner or         separate contractorthat would render it unsuitable for proper execution and results of the Design-Builder’sWork.         Failure of the Design-Builderto report shall constitutean acknowledgmentthat the Owner’s or separate contractor’s         completed or partially completed construction is fit and proper to receive the Design-Builder’sWork, except as to         defectsnot then reasonably discoverable.                                                                        Owner incurs that are payable to a separate         §5.14,3The Design-Builder shall reimburse the Owner for costs the         contractorbecause of the Design-Builder’sdelays, improperlytimed activities or defectiveconstruction.The Owner         shall be responsibleto the Design-Builderfor costs the Design-Builder incurs because of a separate contractor’s or           AlA Document A141 ‘ —2014. Copyright © 2004 and 2014 by The American Institute of Architects, All rights reserved. WARNING:This AlA5 Document is Tntt.   protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA5 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 AlA         software at 16:43:51 ET on 10/31/2018 under Order No.7640887244 which expires on 12113/2018,and is not for resale.         User Notes:                                                                                      (861424439) 

 

      Owner’s delays, improperlytimed activities,damageto the Work or defectiveconstruction.In the event of a dispute,       the Owner or Design-Buildershall make a claim as providedin Article 14.                                                                                          causes to completed or        §5.14.4The Design-Builder shall promptly remedy damagethe Design-Builderwrongfully       partially completedconstructionor to property of the Owneror separatecontractorsas provided in Section 10.2.5.                                                                                          andpatchingthe Work        §5.14.5The Owner and eachseparatecontractorshallhavethe sameresponsibilitiesfor cutting        as the Design-Builderhas with respectto the constructionof the Owneror separatecontractorsin Section5.10.         §5.15Owner’sRightto CleanUp        If a dispute arises amongthe Design-Builder,separatecontractorsand the Owner as to the responsibilityunder their        respective contracts for maintaining the premises and surrounding area free from waste materials and rubbish, the        Owner may clean up and will allocatethe cost amongthose responsible.         (Paragniph deleted)        ARTICLE6   CHANGESINTHEWORK        §6.1General                                                                                              Order or Change        §6.1.1Changes in the Work may  be accomplished after execution of the Contract by Change        Directive, subjectto the limitationsstated in this Article6 and elsewherein the Design-BuildDocuments.                                                                                                          issue        §6.1.2A ChangeOrder  shallbe basedupon agreementbetweenthe OwnerandDesign-Builder.The Ownermay        a ChangeDirectivewithout agreementby the Design-Builder.                                                                                             Documents,and the        §6.1.3Changes in the Work shall be performed underapplicableprovisionsof the Design-Build        Design-Buildershall proceedpromptly,unless otherwiseprovided in the ChangeOrder or ChangeDirective.         §6.2ChangeOrders        A Change Order is a written instrument signed by the Owner and Design-Builderstating their agreementupon all of        the following:                .1   The change in the Work;                .2   The amountof the adjustment,if any,in the ContractSum or, if prior to execution ofthe Design-Build                     Amendment,the  adjustmentin the Design-Builder’scompensation;and                .3   The extent of the adjustment,if any,in the ContractTime.         §6.3ChangeDirectives                                                                                     the          to agreement        §6.3.1A  ChangeDirective is a written order signedby the Owner directinga change in Work prior        on adjustment,if any, in the ContractSum or, if priorto executionof the Design-BuildAmendment,the adjustmentin        the Design-Builder’scompensation,or ContractTime.The Ownermay by ChangeDirective, withoutinvalidatingthe        Contract,orderchangesin the Workwithinthe generalscopeofthe Contractconsistingof additions,deletionsor other        revisions, the Contract Sum or, if prior to execution of the Design-Build Amendment, the adjustment in the        Design-Builder’scompensation,and Contract Timebeing adjustedaccordingly.                                                                                         ChangeOrder.         §6,3.2A ChangeDirective shall be used in the absenceof total agreementon the terms of a                                                                                              to            the         §6.3.3If the Change Directive provides for an adjustmentto the Contract Sum or, if prior execution of         Design-BuildAmendment,an  adjustmentin the Design-Builder’scompensation,the adjustmentshallbe based on one         of the followingmethods:                 .1   Mutual acceptanceof a lump sum properlyitemizedand supportedby sufficient substantiatingdatato                      permit evaluation;                 .2   Unit prices stated in the Design-BuildDocumentsor subsequentlyagreed upon;                 .3   Cost to be determined in a manner agreed upon by the parties and a mutually acceptable fixed or                      percentage fee; or                 .4   As provided in Section 6.3.7.          §6.3.4 If unit prices are stated in the Design-Build Documents or subsequently agreed upon, and if quantities         originallycontemplatedarematerially changedin aproposedChangeOrderor ChangeDirectivesothat applicationof           ATADocument A141Th!— 2014. Copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This AlA5 Document is nit.    protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA5 Document, or any portion of it, may 16         result in severe civil and criminal penalties, end will be prosecuted to the maximum extent possible under the law. This document was produced by AlA         softwareat 16:43:51CTon 10/3112018under Order No.7640887244 which expires on 12/13)2018, and is not for resale.         User Notes:                                                                                      (861424439) 

 

                     mit.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   applicable such                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Design-Build             §                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       involved                                                                                                                                                                                                                                                                                                                                                                                                                        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    Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                          including                                                                                                                                                                                                                                                                                                                                                                                                                                      §                                                                                                                                                                                                                                                                                                                                                                                                                                                         effective                                                                                                                                                                                                                                                                                                                                                                                                                      Amendment,                                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                                                                                              disagrees                                                                                                                                                                                                                                                                                                                                                                                                            and                                                                                                                                                                                                                                                                                                                                                                                           such                                                                                                                                                                                                                                                                                                                                                                                  Design-Builder                                                                                                                                                                                                                                                                                                                                                                          appropriate                                                                                                                                                                                                                                                                                                                                                                 Section                                                                                                                                                                                                                           §                                                                                                                                                                                                                   a                                                                                                                                                                                                involved                                                                                                                                                                                       respect                                                                                                                                                                                                         compensation,                                                                                                                                                             request                                                                                                                                                                    §                                                                                                                                   Amendment,                                                                                                                                                   an                                                                                                                                           The                                                                                                                         Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                6.3.5                                                                                                     §                                                                              immediately                                                                                              Sum                                                                                                                                                                                                                                                                                                                                                                                  6.3.6                                                                                     and                                                                   any                                                                                                                                                                                                                                                                                                                                                                                                                                       6.3.7                            AlA                   (Paragraph        software              result protected User                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                    net      6.3.8                                                                                                                                                                       6.3,9                                                                                                         6,3.10                                                                                                                                                                                                                                                                                                                                                                                                      change,                                                                                                                                                      interim                                                                                                                                                                                                                                                                                                                                                                                                            the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             unit                           Document                                                                                                                                                                                                                                                                                                                                                                                             amount                                                                     part                                                                                                                                           Owner’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                Change  Notes:                                                                                                                                                                                                                    decrease                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Upon                                                                                     Contract                                                                                               or,                                                                                                                                 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   The                                                                                                                                                                                                                                                                                                                                                                                                               adjustment                                                                                                                                                                     Pending                                                                                                                                                                                                                                                                                                                                                                  6.3.7                                                       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                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                                                                                                                         immediately                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            prices                                                                                                                                                                                                                                                                                                                                                       .1                                                                                                                                                                                                                                                                                                                                              .2                                                            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U.S.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       receipt                                                                                                                                                                                                                                                                                                                                                                                                                                         Design-Builder                                                                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                                                                                                                      consumed; Costs                                                                                                                                                                                                                                                                                                  Design-Builder                                                                                                                                                                                                                                                                        Additional                                                                                                                                                                                                                                                                                         Costs                                                                                                                                                                                                                                                                                Work;                                                                                                                                                                                                                                                               directly                                                                                                                                                                                                                  in                                                                                                                                                                                         change.                                                        Rental                                                                                                                                                                                                                                               Overhead                                                                                                        the                                                                                                                                                                                                                                                                                                                                                                                                                                                 to                                                                                                                                                                                                                                                                                                                                                                                  shall                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                           shall                                                                                                                                                                                                             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 in                                                                                                                                            determination                                                                                                                                                                                                                                                                                                                                                                                                              the                                                                                                                                                                      determination                                                                    Directive.                                                                                                                                                                                                                                                      costs                                                                                                                                                                                                 the                                                                                                                                                                                                                            credit                                                                                                                                                                                                                                                                                               a         10/31/2018                                                                                                                                                                                                                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   actual                                                                                                                                                                                                                                                                                                                                                                                                                        for                                                                                                                                                                                                                                                                                                                                                                                                    case                     Law                                                                                                                                                                                                                                                                                                                                                 labor,                                                                                                                                                                                                                                                                                                                                                                                             in                                                                                                                                                                                                                                               and                                                                                                                                                                                                                                                                                                                                      or                                                                                                                                                                                                                                                                                                                                                          costs                                                basis                                                                                                                                                                                                                                                                                                                                                                                  and                                                                                              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                                                                                                                     of                                                                                                                                                                                                                                                                                                                                                                                             the                                                                                                                                                                                                                                                      for                                                                                                                                                                                                                                                                                                                                                                                                                        adjustment                                                                                                                                                                                                                                                                                                                                                                          Unless                                                                                                                            and                                                                                                                                                                                                                                                                                                                                      custom,                                                                                                                                                                                                                                                                                                                                                                                                                                         does                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             of                                 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                                                                                                                                                                                                        or                                                                                                         Design-Builder                                                                                                                                                                                                           net                                                                                                                                                                                                                                                                                                                                                                                                                                                            be                            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                                                                                                                                                        and                                                                                                 the                                                                                                                                                                                                                                                                                                                                                                                                                               adjustment                                                                               Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          the                                                                                                                                                                                                                                                                                                     others;                                                                                                                                                                                                                                                                                                                                                                                                                                         not                                                                                                                                                                                                                                                                                            for                                                           professional                                                                                                                                                                                                                                                                                                                                                                                                                                                            recorded                             ©                                                                                                                                                                                                                                                                                                 supplies                                                                                                                                                                                                                            allowed                                                                                                                                                                           reasonable                                                                                                                                                                                                                                                                          supervision,                                                                                                                                                                                                            cost.                                                                                                                                                                                                                                                                                                                                                                                                    increase,                                                                                                                                                                                                                                                               to                                                                                                                                                                                                                                                                                                                     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                                                                                                                                                                                                                                                                                                                                                                                                        by           Order                                                                                                                                                                                                                                                                                                                        and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          Design-Builder’s                                                                                                                                                                      of                                                                                                                                                                                                  for                                                                                                                                   compensation,                                                                                                                                                                                                                                                      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                                                                                                                                                                                                                                                                                                                        adjusted.                                                                                                                                                      of                                                                                                                                            cost                                                                                                                                                                                                                                                                                                                                                                                                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                                                                                                                                                                                                                                            change.         No.7640587244                                                                                                                                                                                                                                                                                                                                                                                                                       the                                                                             in                                                                                                                                                       certification                                                                                                                                                                                                                              by                                                                                                                 social                                                                                                                                                                                                                                                                                                                                                                                                                                                                             prior                       Treaties.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   the                                                                                                                                                                                                                                                                                                                             and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 proposed                                                                                                                                                                                                                                                                                                                                                                                                                                                          as                                                                                                                                                                        total                            2014                                                                                                                                             shall                                                                                                                                                                                                                                                                                                                                                                                              a                                                                                                                                                                                                                                                                                                                                                                                                    an                                                                                                the                                                                                                                                                              the               be                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Design-Builder                                                                                      agreement                                                                                                                                                                                                                                                                                                                                                                                                                                 in                                                                                                                                                                                                                                                         equipment                                                                                                                                                                                                                                                                                                                                                                                                                       Design-Builder’s                                                                                                                                                                                                                                                                                                            equipment,                                                                                                                                                                                                                                                                                                                                                                                                                expenditures                                                                                                                                                                                                                                                                                                                                                                          provided                                                                                                                                                                                                                            the                                                                                                                                                                                                                                                                                                                                                                                   form                                                                                                                                                                                                                                                                                                                                                                                                                                          to                                                                                                                                                                                                                                                                                                                                                                                              reasonable                                                                                                                                                                                                                                                                                                                                                                                                                                                           a                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Time                                                                                                                                                                                                                     to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Design-Builder                                                                                                                                                                                                                                                                                                                                                        services;                                                                                                                                                                                                          both                                                                            and                 prosecuted                                                                               agree                                                                                                                           in                                                                                                                                                                                                                                                                        field                                                                                                                                                                                                                                                                                                                                                                                                       amount                                                                                                                                                                                                                                                                                                                               equipment,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            will                                                                                                         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                                                                                                                                                                                                                                                                     the                                                                                                                                                               Change                            by                                                                                                                                                                                                                                                                                                                                                                                                                                                                              to                                                                                                                                                                                                                                                                                                                                                                                                                                          the                                                                                shall                                                                                                                                                                       cost                                                                                                                                             adjust                                                                                                                                                                                                                   execution                                                                                                                                                                                                                              Design-Builder                                                                                                                            accordance                                                                                                                                                                                                                                                                                                                                                 security,                                                                                                                                                                                                   and                                                                                                                                                                                                                                                                                                                                       compensation                            The                                                                                                Amendment,                      Unauthorized                                                                                                                                                                                                                                                                                                                                                                                                                                                                              execution                                                                                                                                                                                                                                                                                           insurance,                                                                                                                                                                                                                                                                                                                                                                                   as                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              cause                                                                                                                                                                                                                                                                         office                                                                                                                                                                                                          additions                                                                                                                                                                                                                                                                                                                                                                                                                               Contract                                                                                                                                                                                                                                                                                                                                                                                                                                        Owner                                                                                                                                                                                                                                                                                                                                                                                                                                                                   or                                                                                                                                     on                                                                                                          with                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 adjustment                                                                                                                                                                                                                                                                                                                                                                                     the                            American                                                                                                                                                                         of                                                                                execute                                                                                                                                                                                                   profit         which                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      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                                                                                                                                                                                                                                                                                                                                                                                       the                                                                                                                                              the                                                                                                                                     the                                                                                                                                                                                                                                                                                                                                                                                                                                                           Order.                                                                                       upon                                                                                                                                                               Directive                                                                                                                                                                                                                                                         kept               to                                                                                                                                                                         a                                                                                                                                                                                                                                                                                                              exclusive                                                                                                                                                                                                                                                                                                                                                                                     Owner                                                                                                                                                                                                                                                                                                                                                                            the                                                                                                                                                                                                                                                                                                                                                                                              amount.                                                                                                          a                                                                                                                                                     payment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              substantial                                                                                                                                                                                                                                                                           personnel,                                                                                                                                                                                                                                                                                                                                                                                                       overhead               the                                                                                                                                                                        Change                                                                                                                                                                                                                                                                                                                                                                                                                and                                                                                                                                                                                                                                                                                                                                                                                                                                                                     method                                                                                                                                                                                                                                                                                                                              including                                                                                                                                              Contract                                                                                                                                                                                                                   of         expires                                                                                                                                                                                                                                                                                                                                                  unemployment                                                                                                                                                                                                                                                                                                                                                                                                                                           within                                                                                                         determination                                                                                                                                     same                                                                                                                                                                                                   shall                                                                                                                                                                                                                                                                                                                                                                             Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                                                                            of                                                                                                                                                                                                                                                                                                                                                                                                                                            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                                                                                                                                                                                                  and                                                                                                                                                                                                                                                                                                                                                                                                                                Sum                                                                              a                      reproduction                                                                                         the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   shall                                                                                                                                                                                                                                                                                                                                                                                                                         compensation,                                                                                                                                                                                                                                                                                                                                                                                                                savings                                                                                                                                                                                                                                                                                                                                                                                                                                                                              the                                                                                Change                                                                                                  the                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                                                                                   may                                                                                                                                                                                                                                                                                                                                         insurance;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 in                                                                                                                                                                                                                              to         on                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         or                                                                                                                                                                                                                     Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       compensation,                                                                                                                                                                                                    be                                                                                                                                                               in                                                                                                                                     basis                                                                                                                            Article                                                                                                                                                                                                             credits                                                                                                                                                                          In                                                                                                                                                                                                                                                                                                                                                                                                                                           ten                                                                                         adjustments,                                                                                                                                                                                                                                                                                                            of                                                                                                                                                                                                                                                                                                                                                                                                                                                                              Design-Build                                                                                                                                                                       Directive                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                      for                                                                                                                                                                                                                                                                                                                                                                                                                                                                    for                                                                                                  adjustment                                                                                                                                                                                                                            the                                                                                                                                                                                                                                                                                                                                                                                                                                or,                                                                                                                                                                                                                                                        Project         12/13/2018,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    promptly                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           disagreement                            of                                                                                                                                              Sum                                                                                                                                                              Applications                                                                                                                                                                                                                           and                                                                                                                                                                                                                                                                                             fees,                                                                                                                                                                                                    figured                                                                                                                                                                                                                                                                                                                                                                                      prescribe,                                                                                                                                                                                                                                                                                                                                cost                                                                                                                                                                                                                                                                                                                                                                                             such                                                                                                                                                                                                                                                                          and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             inequity                                                                                                                                                                                                                                                                                                            hand                            Architects.                                                                                                                                                                                                                                                                                                                                                                                                                                           (10)                extent                                                                                                                                                       those                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Contract                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     the                                                                                                                                                                                                                                                                                                                                                                                                                                                                      determining                                                                                                                                                                                                                                                                                                                                                                                         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                                                                                                                                                                                            from                           The                                                                                                                this                                                                                                                                                                                                                                                                                                                                                                                                     the                                                                                                                                                                                                                                             exercise                     Unauthorized                                                                                                                                                                                                                                                                          except                                                                                                                                                                                                      Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               to                        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                                                                                                    has                                                                                                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                evidence,                                                                                                                                                                                                                    aware                                                  identified                                                                                                                                                                                                                                                                                                                                                                                                                                                                             statement                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        manner                                                             through                                                                                                                                                                                                                                                                 extent                                                                                                                                                     payments                                                                                                                                             the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               the                           American                                                                                                                                                                                                                                                                                                                                                                                                               the                                                                                                                          or                                                                                                                                                                                                                                                                                                                                                                  and                                                                    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                                                                                                                                                                                                                                                                                                                required                                                                                                                                                                      made                                                                                                                                                                                                the                                                                                                                                                                                                                                                                                                                                    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                                                                                                                                                                                                                                                                                                                                                      Design-Builder,                                                                                                                                                                                                                                                                                                                                                                                                               Owner’s                                                                                                                                    make                                                                                                                                                                                                                                                                          as                                                                                                                                                                                                                    of                                                                                                                                                                                                                                                                                                                                                                   utility               the                                                                                                                                                                                                                                               proper           expires                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         who                                                                                                                                                                                                                                                                                                                                                                            Design-Builder,                                                                                                                                                                                                                                                               the                                                                                                                                                                                                                                                                                                                               the                                                                                                                                                                                                                                                                                                                                                                                     information                                                                                                                                                                                                                                                        accuracy                                                                                                                                                                                                                                                                  or                                                                      Documents                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      and                                            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                                  otherwise                                                                                                                                                                                                                                                                                                                                                                                                    and                                                                                                                                                                                                                                                                                                                                                                                            systems;                           Institute               maximum                                                                                                                         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                                                                                                                             fault                                                                                                                                                      to                                                                                                                                                                                                                                                                                                                               Project.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  authorization.                                                                                                                                                                                                                                                               Owner                                                                  variances,                                                                                                                                                                                                                                                                                   to                                                                                                                                                                                                            notice                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           shall                                                                                                                                                                                                                                                                                                                                                                                                                                         of                                                                                                                                  payment                                                                                                                                                              Proposal.                                                                                                                                                                                                                                                                                                                                                                                                                                                                    interest                                                    Paragraph                                                           Design-Builder                                                                                                                                                                                                                                                                                                             securing                                                                                                                                                                               the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      in                                                                                                                                                                                                                                                                                                                                                                                                                                                                            the         on                                                                                                                                      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                                                                                                                                                                                                                                                                                                                    to                                                                                                 Owner                                                                                                                                                                                                                                                                                                                                                                                                                                          the                                                                                                                                                                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   of                                                                                                                                                                                 Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                             record                                                                                                                                                      Design-Builder                                                                                                                                                                              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                                                                                                                                                                                                                                   provided                           Architects.                                                                                                                                                                                                                                                       and               extent                                                                                                                                                                        arrangements                                                                                                                                                                                                          thereof                                                                    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                                                                                                                                                                                                                                  advises                                                                                                                                                                                                                                                                                                                                                                                                                                 request.                                                                                                                                              or                                                                                                                                                                                                       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                                                                                                                                                                                                                                                                                                                                and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           express                                                                                                                                                              Thereafter,                                                                                               shall                                                                                                                                                                                                                                                                                                                                                                                                                and                                                     7.2.8                     distribution                                                                                                                                                                                                                                                                                                                                                                   for                                                                                                                            Work                                                                                                          the                                                                                                                                                                                                                                                                                                                                                                                                     prior               possible                                                                       when                                                                                                                                                                                                                                                                                                                                                                                                                                                                             legal                                                                                                                                                                                                                                                                                                                                                                            the                                                                                                                                                                                                                     in         and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   This                                                                                                                                            the                                                                                                                                                                                                                                                                                                                                                                                                                                          by                                                                                                                                                                                                                                              relating                                                                                                                                                                                                           to                           All                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      give                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                   by                                                                                                                                                                                                                                                                                                                                         legal                                                                  if                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       with                                                                                                          Design-Builder’s                                                                                                                                     due.                                                              with                                                                                                not                                                                                                                                                                                                                                                                        Owner           is                                                                                                                                                                                               the                                                     of                                                                                                                                                                                                                                                                                                                                                                                              air                                                                                                                                                                                                                                                                                                                                                                                                                                          the                            rights                                                                                                                                            Design-Builder                                                                                                                                                                                                                                                   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                                                                                              title                                                                                                                                                                                                                                                                                                                                                                                                               not                                                                                                                            or                                                                                                                                                                                                                                                                                   the         notfor                                                                                                                                                                                                                                                                  Design-Builder                                                                     direct                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          authority                                                                                                                                                                                                            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                                                                                                                                                                                                                                                                                                                                                                                                                                                                             notice                                                                                                                                                                                                                                                                                                                                                                 site                                                                                                                                                                                                                                                                                                            and                                                                                                                                                                        to                                                                                                                                                                                                                                                                          provided                                                                                                                                                                                                                                                                                                                                                                                              and                                                                                                                                                                                                          Design-Builder,                                                                                                                           the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                days                                                                                                                                                                                                                                                                                                                                                                                                                                          Design-Build                                                                                                                                                                               may                                                                                                 materially                                                                                                                                                     as                                                                                                                                                                                                                                                                                                                                         authorizations                     of                                                              persons                                                                                                                                    The                                                                                                                                                                                                                                                                                                                                                                                                                required                                                                                                                                                                                                                                                                                   Owner                                                                                                                                                                                                                                               to                                                                                                                                                                                                                                                                                                                                                                                                                                                                            to                                                                                                                                                                the                            reserved.                                                                                                                                                                         fulfill                                                                                                                                                                                                                                                                                                                                                                                    presence                                                                                                                                                                                                                                                                                                                                                                                                       inspections                      this                                                     Agreement.                                                                                        the           resale.                                                                                                                                                                                                                                       thereof.                                                                                                                                                                                                                                                                                                                                                                   of                                                                                                                                                                                                                                                                                                              other                                                                                                                          portion                                                                                                                                                                                                                                                                                                                                                                            shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        Design-Builder’s               the                                                                                                                                                                                                                                                                                                                                                                                            water                                                                                                                  to                                                                                                                                                                                                                                                the                                                                                                                                                                                                                                                                                                                                                                                                                                                                              the                                                                       communications                                                                                                                                                                                                                     or                                                                                                                                                                                  request                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                after                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       of                                                                                                                                     Owner                                                                                                                                                              Design-Builder                     AlA®                                                                                                                                                                                                                                                                                                                                                                   the                                                                                                                  reasonable                                                                                                                                                      Design-Build               law.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            to                                                                                                                                                                                                                    non-conformity                                                                                                                                                                                                                                                safe                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                                                                                                                                                                            property                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       or                                                                                                                                                                                                                                                                                    under                                                              or                                                                                                                                                                                                                                                                           in                                 permits,                                                      also                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            bind                            WARNING:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   shall                                                                                                                                                                                                                                                                                                                                                                                                              by                                                                                                                                                                                                                                                                                                                                                                                              pollution;                                                                                                                                                                                                                                                                                                                                                                    Project,               This                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              receipt                      Document,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       enforce                                                                                                                                                                                                                                                         In                                                                                                                          of                                                                                                                                                                                                                                                                                                                                                                                     of                                                                                                                                                                       Owner’s                                                                                                vary                                                             entities                                                                                                                                              identifies                                                                                        performance                this                                                                                                           compensation,                                                                                                                                                                                  in                                                                                                                                                                                                                                                                                                                                                                                                               the                                                                                                                                     shall                                                                                                                                                                                                                                                         no       to                                                                                                                           the                                                                                                                                                                                                                                                                                                                                                                                                                                           Documents                                                                                                                                                                                                                                                                                                                                                                                                      or                                                                                                                                                                                                                                                                                                                                                                                     pollutants                                                                                                                                                                                                                                                                                                                                                                            provide               document                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            the                                                                                                                                                                                                                                                                                    this                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   be                                                                                                                                                                                                                                                                                                                                         or                                                                                                                                                                                  writing                                                                                                                                                                                                             and                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                                       investigations                                                                                                                                                                                                                                                                          Agreement                                                                                                                                                                                                                                                        event                                                                                                                                                                                                                                                                                                                                                                                                                Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                                                                             on                                                                                                  such                                                                                                                             Work                                                                                                                   adjustments                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Owner                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              of                                  given                                                                                                                                                                                                                                                                                                              licenses                                                                                                                                                                                                                                                                                                                                         entitlements                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       mechanic’s                                                                                                                                     furnish                                                                                                                                                                                                                                                                                                                                                                   and                            This                                                                                                                                                                                                                                                                                    Agreement,                                                             employed                      or                                                                                                                                                                                                                                                                 contrary                                                                                                                                                     Documents                                                                                                                                                                                                                                                                                                                                                                                                                                                                             which                                                                                                                                                                                                          in                                                                                                                                                                         obligations                                                                                                                                                                                                                                                                                                                                                                                             hazardous                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         schedule                                                                     have                                                                                                                                                                may                                                                                                                                              in                      any                was                                                                                                                                                                                                             no                                                                                                                                                                                                                                                         shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               written                                                                                                                                                                                                                                                                                                                                                                           surveys                                                                                                 financial                                                                                                                                                                                                                      with                             AIAC                                                                                                                                                                                                                                                                                                                                                                    a                                                                                                                            affected                                                                                                                                                                                that                                                                                                                                               writing                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   at                                                                        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                                                                     of                        portion                                                                                                                                                                                                                                                                                                                                                                                                            with                                                                                                                                                                                                                                                                                                                                                                   legal                                                                                                                                                                                                            event                produced                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   the                                                                                                                                      such                                                                                                                                                              only                                                                                                                                                                                                                                                                                                          the                                                                     been                                                                                                                                                                                                                                                                                                               and     (861424439)                                                                                                                                                                                                                                                                                                                                                                      the                            Document                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                               the                                                                                                                                                                                                                      the                                                                                                         and                                                                                                                                                                                the                                                                                                                                                                                                                                                                           or                                                                                                                                                                                                                                                                  in                                                                                                                    in                                                             or                      of                by                      it,                AlA                      may                            is                     18 

 

                                                                                            shall, §7.2.9Unless requiredby the Design-BuildDocumentsto be provided by the Design-Builder,the Owner  upon request from the Design-Builder,furnishthe servicesof geotechnicalengineersor other consuhants for investigation of subsurface,air, and water conditionswhen such servicesare reasonably necessaryto properly carry out the design services fUrnishedby the Design-Builder.In such event,the Design-Buildershall specif the services required. Such services may include,but are not limited to, test borings,test pits, determinationsof soil bearing values, percolation tests, evaluations of hazardous materials, ground corrosion and resistivity tests, and necessary operations for anticipatingsubsoilconditions.The services of geotechnicalengineer(s)or otherconsultantsshall includepreparation  and submissionof all appropriatereports and professionalrecommendations.The Ownershall disclosethe results and reports of all suchinvestigationand/ortesting conductedfor the Project to the Design-Builderwithin fifteen(15) days  of the Ownerbecomingawareof  suchresuhs and/orreceivingsuch reports.   §7.2.10The Ownershallpurchase and maintain insuranceas set forth in ExhibitB.   §7.3Submittals                                                                                                     is  §7.3.1The Owner shall review and approve or take other appropriate action on Submittals.Review of Submittals  not conductedfor the purpose of determiningthe accuracyand completenessof other details, such as dimensionsand  quantities; or for substantiating instructions for installation or performance of equipment or systems; or for  determining that the Submittals are in conformance with the Design-Build Documents, all of which remain the  responsibilityof the Design-Builderas required by the Design-BuildDocuments.The Owner’s actionwill be taken in  accordancewith the submittalscheduleapproved by the Owneror, in the absenceof an approved submittalschedule,  with reasonablepromptnesswhile allowing sufficienttime in the Owner’sjudgment to permit adequatereview. Any  delaysby the Ownerin this regard shall entitle Design-Builderto reasonable adjustmentsin Contract Sum or, if prior  to executionof the Design-BuildAmendment, the Design-Builder’scompensation,and Contract Time. The Owner’s  review of Submittalsshallnot relieve the Design-Builderof the obligationsunder Sections3.1.11, 3.1.12, and 5.2.3.  The Owner’sreview shallnot constituteapproval of safetyprecautions or, unless otherwise specificallystatedby the  Owner,of any constructionmeans, methods,techniques,sequencesor procedures.The Owner’s approvalof a specific  item shall not indicate approvalof an assembly of whichthe item is a component.   §7.3.2Upon review of the Submittalsrequired by the Design-BuildDocuments,the Owner shall promptly notifS’the  Design-Builderof any claimsof non-conformancewiththe Design-Build Documentsthe Owner discovers.   §7.4Visits to the site by the Owner shall not be construedto create an obligationon the part of the Owner to make  on-site inspectionsto checkthe quality or quantity of the Work. The Ownershallneither have control over or charge  of, nor be responsible for, the construction means, methods,techniques, sequences or procedures, or for the safety  precautions and programs in connection with the Work, because these are solely the Design-Builder’s rights and  responsibilitiesunder the Design-BuildDocuments.   §7.5The  Ownershall not be responsiblefor the Design-Builder’sfailure to performthe Work in accordancewith the  requirements of the Design-BuildDocuments. The Owner shall not have control over or charge of, and will not be  responsible for acts or omissions of the Design-Builder, Architect, Consultants, Contractors, or their agents or  employees,or any otherpersons or entities performingportions of the Workfor the Design-Builder.                                                                                      Documents by giving  §7.6 The Owner  has the authority to reject Work that does not conform to the Design-Build  written notice to the Design-Builder.The Owner shallhave authority to require inspection or testing of the Work in   accordancewith Section 15.5.2,whether or not suchWorkis fabricated,installedor completed.However,neitherthis   authorityof the Ownernor a decisionmade in good faith eitherto exercise or not to exercise such authorityshall give   rise to a duty or responsibilityof the Owner to the Design-Builder,the Architect,Consultants, Contractors,material   and equipmentsuppliers,their agentsor employees,or otherpersons or entitiesperformingportions of the Work.    §7.7 The Owner shall determinethe date or dates of SubstantialCompletionin accordancewith Section9.8 and the   date of fmal completionin accordancewith Section 9.10.    §7.8Owner’sRightto StopWork   If the Design-Builderfails to correct Work which is not in accordance with the requirements of the Design-Build   Documents as required by Section 11.2 or persistently fails to carry out Work in accordance with the Design-Build   Documents,the Ownermay  issue a written orderto theDesign-Builderto stopthe Work, or any portionthereof, until   the causefor such orderhas been eliminated;however,the right of the Ownerto stopthe Work shallnot giverise to a                   TM   AlA Document A141 — 2014. Copyright 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:Thie AlA®Document is   protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®Document, or any portion of it, may 19   result in severe civil and criminal penalties, and will be prosecuted to the maximum estent possible under the law. This document was produced by AlA   software at 16:43:51 nr on 10/31/201aunder Order No.7640887244 which expires on 12/13/2018, end is not for ressle.   User Notes:                                                                                      (861424439) 

 

                     mit.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   except  duty                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       lithe                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             §                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           may                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   payments         such     fails                                                                                                                                                                                                                                                                                                                                                                                                                                                         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                                 §                                                                                                                                                                                                                                                                                                  the                      §                                                                                                                                                                                                                                                                                                                 §                                                                                                                                                                                                                                                                                        Design-Builder’s                                                                                                                                                                                                                                                                                                          of                                                                                                                                                                                                                                                                               by                                                                                                                                                                                                                                                              Design-Builder                                                                                                                                                                                                                 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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          7.9                                                                           §                                                                                              shall                                                                 §                                                 required,                            AlA                             Owner                     protected                                                                                                                                                                                                                                                                                                                                                                                                          8.1       software             result   User                                                                                                                                                                                                                                                                                                                                                                                                                         8.1.1                                                                                                                                                                                                                                                                                                                                                                                            8.1.2                                                                                                                                                                                                                                                                                                                                                         8.1.3                                                                                                                                                                                                                                                                                                                            8.2                                                                                                                                                                                                                                                                                                                   8.2.1                                                                                                                                                                                                                                     8.2.2                                                                                                                                                                                                                 8.2.3                                                                                                                                                                       9.1                                                                                                                                            9.2                                                                                                                                                                                                                                                                                                            the                                                                            9.3                                                                   9.3.1                                                                                                                                                                                                                                                                                                                                                                                                              Work.                                                                                                                                                                                                                                                                                 other                                                                                                                                                                                                                                                                                                   Owner;                                                                                                         such                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          on                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             within                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       default                   Owner’s                         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                                                                                                                                                                                                                        Delays                                                                                                                                                            Contract                                                                                                                         Application Notes:                                                                                                                                                                      Contract                                                                                                                                           Schedule                                                                              Applications                                                                 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                                                                                                                                                                                       If                         the                                                                                                                                                                                                                                                                                                                                                                                                                              Time                                                                                                                                                                                                                                                                                                                                                                                  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then                    by                                                                                                                                                                                9                                                                                                                                                                                                                                                                                                                                                                                                                                                                  to                                                                                                                                                                                                                                                                        such       16:43:51                                                               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                                                                                                                           part                                                                     least                                                                                                                                                                                                                                                                                                                                                       Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                           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                                                                                                                                                                            Amendment                           AI4ITM                                                                                                                                                                                                                                                                                                            or                                                                                                                                                                                                                                                                                                                                                                                   of                                                                                                                                                                                                                                                                                                                                                                                                                                       and                                                                                                       to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       neglect                                                                                                                                                            Sum                                                                                                                                                                                                         Documents.                                                                                              as                civil                                                                                                                                                                                                                                  provide                                                                                                                                                                                                                                                                                                   by                                                                                                                                                                                or                                                                                                                                                                     Sum                                                                                                                                                                                                                                   relating                                                   supported                                                                                                                                                                                                                                                                         reasonable                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           of                                                                                                                                           of                      Copyright                                      ten                                                                                                                                                                                                                                                                are                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Owner.                                                                                                                                                                                                                                                                                                           of                                                                                                                                                                                                                                                                                                                            Extensions                                                                                                                                                                                                                                                                                that                                                                                                                                                                                                                                                                                                                                                                                    insurance,                                                                                                        substantiate                                                                                                a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     thereafter                                                                                                                                                                                                                                                                                                                                                                                                                                                                            due       lET                                                                                                                          for                                                                                                                                             Values                                                                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                the                                                                                                                                                                               labor                                                                                                                                                                                                                                                                                          control;                                                                                                                                                                                                                                                                                                                                                                                                                                         Completion              and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 to                                                                                                basis                                                                            for                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             such                                                                                                                                                                                                                                                                                                                                                                              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                                                                                                                                                                                                                                                                                                                                          Time.                                                                                                                                                                                                                                                                not                                                                   days                            —2014.                                                                                                                                                                                                                                                                                                                                                                                              stated       on                                                            Application                                                                                                                                                                                                                    8.2                                                                                                                                                                                                                                                                                                             consultant                                                                                                                                  Sum                                                                                                                                                                                                                                                                                  the                                                                                                                         Payment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        defaults                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               period                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                Carry                                                                                                                  entire                                                                                                                                                                                                                                                                                                                                                    the                                                                             Owner                                                                                                                                                              stated                                                                                                                                                                                                       the              criminal                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       with                                                                              Payment        10/31)2018                                                                                                                                                                                                                                                      to                                                                                                                                                                                                                                     to                                                                                                                                                                                APPLICATIONS                                                                                                                                                                                                                                                                able                                                                                                                                                                                                                                                                                                    disputes,                                                                                                                                                                                                                    does                                                                                                for                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            deficiencies.                    Law                                                                      before                                                                                                                                                                                                      Owner                                                    by                                                                                                                                                                                                                                                      Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                           Design-Builder                                                                                                                                                                                                                                                                                                                                                                          Design-Builder’s                                                                                                                                                                                                                                    time                                                                                                                                    is                          Copyright                                                                                                                                                                                                                                                                                         or                                                                                                                                                                                                                                                                        time                                                                                                                                          the                                                                                                                                                                                                                                                                                                                                                                                                                                in                                                                                                                                                                                                                                                                                                                                                         shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       diligence                 Out                                                                                                                                                                                    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                                                  due                                                                                               reviewing                                                                                                                Contract                                                                                                                                                                                                    of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 by                                                                                                                                   based                                                                                                                                                               in                                                                                                                                                                                                                                                               to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               after                                                  data                                                                                                                                                                                                                                                                                                                   is                    and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            to                penalties,                                                                                                                                                                                                                                                                 by                                                                                                                                                                                                                  not                                                                                                        its                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         or                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                                                                                                                                                                                                                       Design-Builder                                                                                                                         after                                                                                                                                                                                                                                                                                                                             Time                                                                                                                                                               the                                                                                                                                                                                                                                    shall                                                                                                                                                                                                                                                                                                                     delayed                                                                                                                                                                                                                                                              mutually                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Section                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            exercise                                                                                                                                                                                                                                                                        as                                  or          under                                                       the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                         proceed                    International                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       neglects                                                                                                         accuracy                                                                                                                                                                                                                                                                                         delay                                                                                                                                                                                                                                                                                 determines                                                                                                                                                                                                                                                                                                                                                                                           not,                                                             for                                                                                                                                                                                                                    preclude                                                    substantiating                                                                                                                                                                                                                                                                                                   fire,                                                                           than                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               receipt                                                                                                                                                                                                                                                                                                                                                                                                                                Design-Build                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                           separate                                                                                                                                   on                         Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Work                                                                                                                           execution                                                                      date                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Design-Builder                                                                                                                                                                                                                                      be                             2004                            Payment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       and        Order                                                                                                                  Sum                                                                                                                                                                                                                                                                                                                                                                                           except                                                                                                                                    a              and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              In                                                                                                                                                                                                                                                                         Owner                      unusual                                                                                                                                                                                                                                                                                                                                                                                    property                                                                                                the                                                                                                                                                                                                                                                                                         authorized                                                                                                                                                                                                                                      made                                                                                                                                                                                 AND                                                                                                                                                                                                                                                                                                                    at                                                                                                                                  stipulated                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  5.13.1.3,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            this                                                                      established                           and                                                                                                                                                                                                                                                               agree                                                                                                                                                                                                                                                                                                                                                        expeditiously                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       promptness,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             such                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              of              will                                                                                                                                                                                                                                                        in                                                                                                                                                                                                                                                                                                                    any                                                                                                                                                                                                                                                                                                                                                                                                                                                                            are        No.7640887244                                                                                                        as                                                                                                                  to                                                                                                Design-Builder’s                                                                                                   recovery                       Treaties.                                                                                                                                                                                                                                                                             contractor                                                                                                                                                                                                                                                                                                                                                                           failure                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         carry                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                written                           2014                                                                                                                                                                                                                                                       writing                                                                                                                                                                                                                                                                                  may                                                                                                        by                                                                                                                                                                                PROJECT                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            right                                                                                                                the              be                                                                                                         the                                                                                                                                                                                                                                      in                                                                                                                                                                                                                                                                                                                                                                                                                                                                             not                                                             for                                                                                                                                                                                                                                                                         and                                                                                                                                                                                                                                                                                                                     time                                                                                                                          of                                                                                                                                                                                                                                                                                                                                                                                                                        confirms                                                                                                                                                                                                                                                                on                                                                                                                                                                                                                                                                                                    delay                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            case,              prosecuted                                                                                                                                                                                                                                                                                                                                                                                             agreement                                                   the                                                                                                                                                                                                                                                                                                                                                                                   insurance,                                                                                                                                                                                                                                    accordance                                                                                                                           the                                                                                                                 various                           by                                                                                                                                                                                                                                                                                                                                                                                                                                 Documents                                                                                                        Owner                                                Amendment.                                                             completed                                                                                                                                                                                                                                                                                 justii’                                                                                                                                                                                                                                                                                                                                                                                                                                                                             sufficient                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       out                                                                                                                                   sum                                                                                                                                                                                                                                                                         Design-Builder                                                                                                                                                                                                                                                               an                        by                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             for                                                                                                                                                                                                                                                                                                                                                                           to                           The                                                                                                                                                                                                                                                                                                                      in                     Unauthorized                                                    Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                notice                                                                                                                                                                                                                  of                                                                                                                                                                                                                                                      the                                                                                                                         Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     the                                                                      for                                                                                                                                                                                                                                                                 extension                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              an                                                                                                                                                                                                                                                                                                  in                                                                                                                                                                                                                                                                                          the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                    the                                                  obtain                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                                                                                             employed                           American                                                                                                                                    or                                                                                                                                                                                                                    damages                                                                                                                                                                                COMPLETION                                                                                                                                                                                                                                                                                                                                                        with        which                                                                                                                                                                                                                                                                                                    deliveries,                                                                                                                                                                                                                                                      amount                                                                      each                                                                                                                                                                                                                                                                                                                                                                                                            reasonable                                                                                                                                                                                                                                                                                                                                                                                                                        that                                                                                                        may                                                                                                                   portions                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               appropriate                                                                                                                                                                                                                                                                                   delay,                                                                                                                                                                                                                                                                                            Owner                                                                                                                                                                                                                                                                                                                      commencement                to                                                                                                                   Guaranteed                                                                                                                                                                                                                                                                                                                                                                          Work                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            benefit                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        Owner                                                                                                                                                                                                                                                                                                                                                                                    required                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              from                                                                                                                                                                                                                                                                                                                                                                                            of              the                                                                                                                                                                                                                                      with                                                                                                                                                                                                                                   to        expires                                                                                                                                                                                                                                                                                                                                                         adequate                                                           portions                                                                                                 Applications                                                                                                                                                                                                                                                                                                                                                                           insurance                                                                                                                                                                                                                                                                                                                                                                                                                        the                                                                      progress                                                                                                        require.                                                                                                                                                                                                                                                                                                                                                                                                                                 are                                                                                                                                                                                                                                                                                                                                                                                             the                           Institute                 maximum                                                                                                                                                                                                                                                                                                                                                                                                                                                     cover                     reproduction                                                                                                                                                                                                                                                                 of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          in                                                                                                                                                                                                                                                                                  then                                                                                                                                                                                                                                                        of                                                                                                                                                                                                                   for                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                                                                                                                                                        Contract                                                                                                                                                                                                                                                                                         pending                                                                                                                                                                                                                                                                                                             by                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        may,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             of                                                                                                                                                                                                                                    applicable                                                                                                                   of                                                                                                                                                                                                                                                                                                                                                                                             Owner                               of                                                                                                                                                                                                                                                                 time,          on                                                                                                                Amendment                                                                                                                                                                                                                                                                        shall                                                                                                                                                                                                                                          accordance                                                                                                                                                                                                                                                        Contract                                                                                                                                                                                                                                                                                                   unavoidable                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    cost                                                                                                                                                                                                                   delay                                                                                                                                                                                                                                                                                                           the                                                                                                                 the                                                                                                                                                                                                                                                                                                                                                                                    by                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 Owner                                                                                                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                  the        12/13/2018,                                                                                                                                                                                                                                                                                                                                                                                                                                                                             such                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              Change                           of                                                            of                                                                                                                                     Maximum                                                    right                                                                                                                                                                                                                                                                                                forces                                                                                                          This                                                                      payment,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       without                                                                                                                                                                                                                                                                                                                                                                            required                           Architects.                                                                                                                                                                                                                                                                                                                                                                                     this                 extent                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Design-Builder                                                                                                                   Work                                                                                                                                                                                                                                                                        mutually                                                            the                                                                                                                                                                                                                                                                                                           Owner;                                                                                                                                                                                                                                                                then                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      of                                                                                                                                                                                                                                                                                   Contract                                                                                                                                                                                                                                                                                                                                                                                                                               essence                                                                                                                                                                                                                                                                                                                                                                                              in                                                                                                                                                                                                                                                                                            mediation                                                                                                                                                                                                                     by                                                                                                                                                                                                                                                                                                                    or                                                                                                                                                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                 schedule,                                                              Work,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    correcting                                                                                                                                                                                                                                                                                                                                                                                     Contract.                                                                                                                                                                                                                                                                                                                                                                                            writing,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                to                                                                                                                                                                                                                                       provisions                                                                                                                                                                                                                                                       Time                                                                                                                                                                                                                                                                                                                                                          and                                                                                                                                                                                                                                                                                                                      progress                     distribution                                                                                                                                                                                                                                                                 Owner                                                                                                                                                                                                                     either               possible                                                                                                 Payment.                                                   payment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               Order                                                                                                                   and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          with         and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                commence                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      prejudice                                                                                                                            shall                                                                                                                                                                                                                                                                                                                                                                            under                           All                                                                                                                                                                                                                                                                                                                                                                                                                       is                                                                                                                                                                                                                                                                                                            or                                                                                                                                                                                                                                                                                                     casualties                                                                       the                                                                                                                                                                                                                                                                                                                                                          shall                                                                                                                                   Price,                                                                                                                                                                                                                                                                          agree                                                                                                                                                                                                                                                                                                                                                                                                                                 of         is                                                                                                                 prepared                                                                                                                                                                                                                                                      to                                                                                                                                                                                                                                                                                   Time                                                                                                                                                                                                                                                                                                                                                                                                                      a                                                            The                                                                                                                                                                                                                                                                                                              by                           rights                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          the                                                                                                                                                                                                                    party         not                                                                                                                                                                                                                                                                                                                                                                                                                       reasonable                                                                       Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                            the                                                                                                                                                                                                                                                                 shall                                                                                                                                                                                                                                                                                          and                                                                                                                                                                                                                                                                                                                                                                                             commence                                                                                                                                                                                                                                                         be                                                                                                                                                                                                                                    shall                                                                                                                          submit                                                                                                                                                                                                                                                                                                                                                                                                                                the               under                                                                                                          unless                                                                                                                                                                                                                                                                                                                       of                                                                                                                                                                                                                                                                                                             changes                                                                                                                                                                                                                                                                                                                                                                                    The                                                                                                                                                                                                                                                                                                                                                        achieve                                                                                                                                                                                                                                                                                                                                                                            this                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      such         for                     of                                                              application                                                                                                                                     the                                                                                                                                                                                                                                                                                                                                                                                  Design-Build                                                     as                                                                                                                                                                                                                                       of                                                                                                                                                                                                                                                                        upon.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             or                                                                                                                                                                                                                                                         extended.                                                                                                                                                                                                                                                                                                                                                                                                                                                                              Design-Builder                           reserved.                                                                                                                                                                                                                                                                                                                       the                                                                                                                                                                                                                                                                                  shall                                                                                                                                                                                                                                                                                            binding                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       to                     this                                                                                                                                                                                                                     under                                                                                                                                                                                                       Contract.         resale.                                                     the                                                                                                                                                                                                                                                                determine                                                                                                                                                                                                                                       Article               the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 and                                                                                                                                                                                                                                                                                                                                                                                   Contract                                                                                                   be                                                           any                                                                                                                                                                                                                                                                                                                                                                            Contract.                                                                                                                                                                                                                                                                                                     or                                                                                                                                   Design-Builder,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        other                                                                                                                   in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       deficiencies.                                                                                                                                                                                                                                                                                                                       Work                                                                                                                          to                                                                                                          objected                     AlA5               law.                                                                                                                                                                                                                                                                                                    other                                                   Owner                                                                                                                                                                                                                                                                                   be                                                                                                                                                                                                           issued                                                                                                                   such                                                                                                                                                                                                                                                                                                                                                         Substantial                                                                                                                                                                                                                                                                          In                                                                                                                            the       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                                                                                                                                                                                                                      continue                                                                                                                                                                                                                                                                                                                                                                                                                         period                                                                                                                                                                                                                     other                                                                                                                                                                                                                                                                                                                                                                                              the                            WARNING:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        remedies                                                                                                                                                                                                                                                                           the                                                                                                                                                                                                                                                                                           dispute                 This                                                                                                                                                                                                                                                              extended                     Document,                                                                                                                                                                                                                                       14,                                                                                                                            Owner                                                                                                                                                                                                                                                                                                                     by                                                              shall                                                                                                                   form                                                                                                                                                                                                                                                                                                                                                                                                                                  By                                                                               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                                                                                                                                                                                                          deducting                                                                                                                                                                                                                    provisions                                                                                                                                                                                                                                                                                                                      an                                                                                                          to                                                                                                                                                                                                                                                                  reasonable                                                                                                                                                                                                                                                                                                                                                                                                                         for                                                                                                                                                                                                                                                                                                              in                                                                                                                                                                                                                                                                                                                                                                                                                                  executing                                                              be                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  correction                                                                                                           by                                                                                                                                                                                                                                                                                                                                                                                                                                                                            shall                                                                                                                                                                                                                                                                                                                       act                                                                                                                    and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       If                                                                                                                                                                                                                                                                                           resolution                                                                                                                                                                                                                                                                                                              the                                                                                                                            a                                                                       submit                                                                                                                                                                                                                                                                                                                                                                                    shall                                                    require,                                                                                                                                                                                                                                                                                              Completion                            This                                                                                                                                                                                                                                                                                                                                                                                                                        performing                                                                                                                                                                                                                                                                                                                                                                                             prior                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                     beyond                                                             notarized,                      or                                                                                                                                                                                                                                                                                  by                                                                                                                                                                                                                                                                         Owner                                                                                                                             schedule                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       payments                                                                                                         the                       prior                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              or                                                                                                                                                                                                                                                                                                                       or                                                                                                                    supported                                                                                                                                                                                                                                                                                                              Work                was   any                                                                                                                                                                                                                                                                                                                                                                                                                                                                              pay                            AlA5                                                                                                                                                                                                                                                                                                                                                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                                                                                                                                                                                                                                                                                                        entity,                                                                                                                                                                                                                                                                                                                                                                                     not                                                                                                          Owner,                                                                                                                                                                                                                                                                                                                                                                                              to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                from                                                                                                                                                                                                                     of                      portion                  produced                                                                                                           to                                                                       to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          and                                                                                                                                                                                                                                                                  time                                                                                                                                                                                                                                                                                                                                                                                                                                                                              the                                                                                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                              the                                                   such   (851424439)                                                                                                                                                                                                                                                                          and                                                                                                                                                                                                                                                                                                     the                            Document                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  of                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                                                                                    be                                                                                                                                                                                                                                                                                                              by                                                                                                                                      the                                                                       the                                                                                                                                                                                                                                                                                             or                                                                                                                             of                                                              if                      of                by                      it,                AlA                      may                            is 

 

                     mit.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   retainage                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          as                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               §                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       changes                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          §                  Owner,                                                                                                                                                                                                                                                                                                                                                                                                                                                                 Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                          entities                                                                                                                                                                                                                                                                                                                                                                                                                                       well                                                                                                                                                                                                                                                                                                                                                                                                                                              §                                                                                                                                                                                                                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                                                                                                                              approved                                                                                                                                                                                                                                                                                                                                                                                                    Owner’s                                                                                                                                                                                                                                                                                                                                                                                                            conditioned                                                                                                                                                                                                                                                                                                                                                                Application §             applicable                                                                                                                                                                                                                                                                                                                                                       warrants                                                                                                                                                                                                                                                                                                                                              previously                                                                                                                                                                                                                                                                                                                            Design-Builder,                                                                                                                                                                                                                                                                                                                                      information                                                                                                                                                                                                                                                                                                                   claim                                                                                                                                                                                                                                                                                                 §                                                                                                                                                                                                                                                                      §                                                                                                                                                                                                                                                              The                       and                                                                                                                                                                                                                                                      Design-Builder                                                                                                                                                                                                                                            Design-Builder                                                                                                                                                                                                                  §                  Section                                                                                                                                                                                                protect                                                                                                                                                                                                       §                                                                                                                                                                                       Design-Builder’s                                                                                                                                                                     Design-Builder                                                                                                                                                                              Documents.                                                                                                                                                   Design-Builder                                                                                                                                 Payment,                   each                                                                                                                                          for                                                                                                                                                                                                                                                                                                                                                                                  9.3.1.1                                                                                                                         the                                                                                                                protect                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             9.3.1.2                                                                                                                                                                                                                                                                                                                                                                                                                                                  9.3.2                          MA                      protected        software result                                                                                                                                                                                                                                                                                                                                                                         9.3.3 User                                                                                                                                                                                                                                                                                                   9.3.4                                                                                                                                                                                                                                                                       9.4                                                                                                                                                                                                                    9.5                                                                                                                                                                                                         9.5.1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           copies                                                                                                                                                                                                                                                                                                                                                                                                                       site                                                                                                                                            the                                                                                                                                                                                                                                                                                           suppliers.                                                                                                                                                                                                                                                                                                                                                                                                                                        as                                                                                                                         whole                            Document                                                                                                                                                                                                                                                                Owner                                                                                                                                                                                                                                                                         Certificates                                                                                                                                                                                                                    Decisions   Notes:                                                                                                                                                            other                                                                                                                                                                                                                                                                                                                     by                                                                                                                                                                                                                                                                                                                                                                                                                                                  Unless                in                                                                                                                                                                                                                                                                                                    Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                            providing                                                                                                                                                                                                                                                                                                                                                                                                                                        materials                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              but                                                                                                                                                                                                                                                                                                                                                                         The                                                                                                                                                                                                           The                                                                                                                                                                                                                                                                                                                                                                                                                       at                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        in       As                                                                                                                                           amount                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                         Applications         at                                                                                                       the                                                                                                                                                                                                                                     9.5.1.               severe                                                                                                                                                                                                                                                                                                                                                                                                     title                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  if                                                                                                                                                                                                                                                                                                                                                         that,                                                                                                                                                                                                                                                                                                                     reason                                                                                                                                                                                                                                                                                                                                                                                                                                in                      by                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          of                                                                                                         .1                                                                                               .2                                                                            .3                                                           .4                                                  .5                                                                                                                                                                                                                                                                                                                                                                 a          16:43:51                                                                                                                                                                                                                                                                                                                                                                                           insurance,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   provided                                                                                                                                  but                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               not                                                                                                                                                              to                                                                                                                                                                                issued                                                                                                                          or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                provided                                                                                                                                                                                                                                                                                                                                                                                                                       location                                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                                                                                                                                                                                                                                                                                                        Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                            upon                                                                                                                                                                                                                                                                                                                                                                  for                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            requisitions                                                                                                                                                                                                                                                              shall,                                                                                                                                                                                                                                                                                                                                     and                                                                                                                                                                                                                                                                                                                                                                                                     to                                                                                                                                                                                If                            A141                                                                                                                                                               promptly                                                                                                                                                                                                                                                                           otherwise                                                                                                                                                                                                                                                                                                                                                        upon                                                                                                                           a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       Work                civil                                                                                                                                  may                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              yet                                                                                                                            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                   to                                                                                                                                                                                such                                                           reasonable                         third                                                                             failure                   defective                                                                                                                                                                              the                                                                                     acceptable                                            that                                                                     others,                                                  damage                                                                 part                      Copyright                                                                                                                                                                                                                                                       a                                                                      Architect,                                                                                                                                                                                                                                                                                                                     of                                          Payment                                                                                                                                                                                                                                              in                                                                                                                                                                      as                                                                                                                                                    and                                                                                                                                                                                                                                                                         for                                                                                                                                                                                                                                                                                                                                                                                                                                       and                                                                                                                                                                                                                                                                                                                                                                                                                                                                             services                                                                                                                                                                                                                                                                                                                                       belief,        ETon                                                                                                                                                                                                                                                       Certificate                            re.!                                                                                                                                                                                                                    Withhold                and                                                                                                                                                                                        Application                                                                                                                                                                                                                                                                                                            included                                                                                                                                                                                                                                                                                                                                                                                                            compliance                                                                                                                                                                                                                                                                                                                                               and                                                                                                                                                                                                                                                                                                                      having                                                                                                                                                                                                                                                                within                                                                                                                                                                     provided                                                                                                                                                                                                                                             writing                                                                                                                                                                                                           may                                                                                                                from                                                                                                                                                                                Owner             due                                                                                                                                  withhold                                                                                                                                                                                                                                                                                                                                                       submittal                             —2014.                                                                                                                                           the                                                                                                                                                                                                                                                                         Payment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 for                                                                                                                           of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   not                                                                                                                                                    Owner                                                                                                                                                                                                                                                            agreed                                                                                            that                                                                                                                                                                                                                                                                                                                                                                                                    materials                                                                                                                                                                                                                                                                                                                                                                                                                              by                                                                                              party                                                                                                                                                                                                                                                                                                                                                                                                                                         equipment                                                                                                                                                                                                                                                                                                                                                                                            storage                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              for                criminal          10/31)2018                                                                                                                                                                                                                                                                                                   shall                                                                              of                                                                                                                                                                                                                                                                                                                                                                                                                                                                  to                                                                                                                                                                                                                                                                                                                                               payments                                                                    for                                                                                                                                                               resolve                                                                                                                         a                                                                                                                                             Owner                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 in                                                                                                                                                                                                 to                                                                                                                                                                                                                                                                                                                                                                                                                               the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Section                                                                                                                                                                                                                                                                                                                                                                                                                                                provided                                                  to                                                                                                                                                                                                           withhold                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      intend                    Law                                                                                                                 loss                                                                                                                                                                                                                         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                                                                                                                                                                                                                                                                                                                                                   Payment                                                                              the                                                                                                                                                                                                                                                                                                                                                                                                                                                                           from                                                                                                                                                                                                                                                                                                                                                                                                                                                                  pay.                                                                                                                                                                                                                                                                                                                                                                                                                                                                             or                                                                                                                                                                                                                                                                                                                                                                  will                                                                                                                                                                                                                                                                                                                      provided                                                                                                                                                                                                                      the                            Copyright                                                                                                                                                                                                                                                                seven                                                                                                                                                                                                the                                                                    services,                                                  the                                         claims                                                                                       to                                                                                                                                                                                                                                                                                                                             Consultants,                                                             evidence                                                                                                                                                                               is                                                                                                                                                                                                                                               of                                                                                                                                                                                                                   Certification                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               in                                                                                                                                                                                                                                                                                                                                                                                                                                Owner,                                                                                                                                                                                                                                                                                                                                                                                                                       upon                                                                                                                                                     cannot                                                                                                                                                                                                                                                                                                    indemnify                                                                                                                                                                                                                                                                                                                                                                                                                                                                             work                      and                                                                                                                                                                                                                                                                                                                                      free                                                                                                                                                                       in                                                                                                                                                                                                 warrants                                                                                                                                                                                                                                                        for                                                                                                                                                                                                                                                                                                                                                                                           and               penalties,                                                                                                                                    a                                                                             Design-Builder                                                                                                                for                                                                                       the                                                                                                                                                                                 unable                                                                                                                                                                                                                                                                                                                                                        of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                Change                                                                                                                                                                                                                                              the                                                    Owner                                                                                                                                                                                                Owner’s                                                                                                                                                                                                                                                                                                                                                                                                    and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         been                                                                                                                                                                                                                                                                                                                                                                                                               by                                                                                                                                                                                                                                                                                                                                                                pass                                                                                                                                                                                          for                                                                                                                                           deems                                                                                                                                  Certificate                                                                                                                                                                        Section                                                                                                                                                             any                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      to          underOrder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  6.3.9,                     International                                                                                                                                                                                                                                                                                                                                                                                                       delivered                                                                                                        including                                                                                                                                                                                                                                                                                                                                                        an                                                                                                                                                                                                                                                      Payment                                                                                                                   which                                                                                                                                                                                                                                                                                                                                                                                             transportation                                                                                      Owner                                                                                                                                                                                                                                                                 days                                                                                                                                                                                                                                                                                                                                                 received                                                                                                filed                                                                                                                                                                                                                                                                                                                                                                                                                      in                        in                                                                                                                                                                                                                                                                                                                                       and                                                                                                                                                                                                           a                                                                                                                                                                                                                                                                 for                           ©                                                                                                                                                                                                                                              Owner’s                                                                                                                                                                                                                                                                                                                                                                                                              the    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                                                   Payment,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               shall                                                                                                                                                    agree                                                                                                                                                                                                                                                                                                                                                         Application                                                                                                                                                               such                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             Architect,                                                                                                                                                                                                                                                                                                                                                                                                                                 payment                                                                                                                                                                                                                                                                                                                     labor,                                                                     labor,                           2004                                                                                                                                                                          Certificate                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         properly                                                                                                                                                                                                                                                                                                                                                                to                                                                                                                                                                                                                                                                                                                                                                                                                        writing.                  the                                                            that                                                                                                                         for                                                                                                                                                                                 to                                                                                                                                                                                                                                                                                                                                                                                                                                                                             the               and                                                    or                                                                                                                                           to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 Orders.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Applications                                                                                                                                                                                                                                                                                                                                                                                                             Design-Builder                                                                                                                                                                                                                                                                                                                                                                         that                                                                                                                                                                                                                                                                                                                                      clear                                                                                                                                                                                                                                                                 after                                                                                               or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                   the                                                                                                                                                                        9.4.                                                                                                                 the                                                                                                                                                                                 certify                                                                                                                                                                                                 determination                                                                                                               Contractors,                                                                                                                            Payment                                                                                                                                                                                                                                                                                                                Design-Build                             and                                                                                                             be             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                                                                                                                                                                                                                                                                                                                                                                                                                                Design-Builder,                                                                                                 reasonable          No.7040887244which                                                                                                                                                                                                                                                      indicating                                                                                                                                                                                                                                                                                                                      materials                                                                                                                                                                                                                                                                                                                                                                                                                                        and                                                                      materials                                                  separate                                                                        for                                                                                                        design                                                                                        provided                                                                                                                                                                                                                                                                                                    Owner                                                                                                                                                                             Architect,                       Treaties.                                                                                                                   Design-Builder                                                                                                                                                                                                                                                                                                                                               from                                                                                                                                                                                                                                                                                                                                                                  Owner                                                                                                                                            due                                                                                                                                                                                                                                                                                                                                                                            title                                                                                                                                                                      The                           2014                                                                                                                                                                                                              reasons                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Documents.                                                                                                                                                      a                                                                                                                                                                                                                                                                 receipt                 be                                                           Work                                                                                                                                                                                                                                                                                                                                        of                                                                                                                                                     include                                                                                                                                                                                                                                                                                                                                                                                                                        Payment                                                                                                                                                                                         or                                                                                                                                                                                                                                     may                                                                               to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          authorized                                                                                                                                                    revised                                                                                                                                                                                                                                                                                                                                                                                                      or                                                                                                                                    Payment                                                                                                                                                                                                                                                                                                                                                                                                                                          suitably                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             Consultants,                                                                                                                                                                                 payment                prosecuted                                                                                                                                                                                                           for                                                                                                                                             and                                                                                                                                                                                                                                                                                                                                                                                           to                                                                                                                                                                                                                                                                                                                                                          for                                                                             make                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                                       liens,                             by                                                                                                                                                                        Owner                                                                                                                                                                                                                                                                                                                                                                                                     otherwise                                                                                                                                                                                                                                                                                                                                                                            to                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                               and                                                                                                          and                                                                                                                          previously                                                                                                                                                                                                                                                                                                                                                                                                                                 similarly                                                                                                                                                                                                                                                                                                                                                                                            the                                                                                                                                                                                                                                                                                                   for                             The                                                                                                                                                                                                            Payment                     Unauthorized                                                            cannot                                                     contractor;                                                                                                                                                                                                                                                                                                   no                                                                                                                                                                                                                                                                                                                                                          Payment,                                                                                                                                              owing.                                                                                                                                                                                         quality                                                                                                                                                                                                                                                                                                                      and                                                                                                                                                                                                                                                                                                                                                                          all                                                                    or                                                                                                                                                                                                                                             for                                                                                       by                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 for                                                                                                                                                                                                                                                               of                                                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                               material                                                                                                evidence                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               requests                                                                                                                                                                                                                                                                                                                                                 Owner                                                                                                                                                      amount,                                                                                                                                                             allow                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     Consultant,                                                                                                          construction,                                                                                                                                                                                                                                                                                                  all                             American                                          payments                                                                                                                                                                                                                                                                                                      site                                                                                                                                                                                                                                                                                                                                                                                                                                                   Documents,                                                                                                                                                                                                  that                                                                                                                                                                                                                                                                                                                                                                                                                       for                                                                                                                                                                                                                                                                                                                                        claims,                                                                                                                                                                                                                                                                                                                                                                  later                                                                    equipment;                                                                                                                                                                                                                                                                                                                                                                                                                                          stored                                                                                                                                                                                                                                                                                                                                                                                                               with                                                                                                                                                                                                                                                                 the                                                                                      the                                                                                                                                     or,                                                                                                                                                                        and                                                                                                                                                                                                                                                                                                                                                                            Work,                                                                                                                                                                                                                                              withholding                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Payment                                                                                                                                                                                                                                                       amount                                                                                                                                                                                                                                                                                                                      equipment                                                                                                                                                                                 in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          by                 to                                                                                                                                                                                                                                                                                  liens                                                                                                                                                                                                                                                                                                                                                                                                                                                                             unless                                                                                                                                                                                                                                                                                                                                                                                              for                                                           be                                                                                                                                                                                                                                                                                                                                                                                                                      materials                                                                                                                                                                                                                                                                                                                                                                                                       protect                                                                                                                                     because                                                                                                                                                                                                   the                 the                                                                    Design-Builder;                                                                                                                                            The                                                                                                                                                                               the                                                                                                                  is                                                                                                                                                                                                                                                                 Design-Builder’s                                                                                                                                                              Design-Builder          expires                                                                                                                                                                                                                                                                                                                                                                                                                                be                                                                                                                                                                                        of                                                                                                                                                                         Design-Builder                                                                                                                                                                                                                                                                                                                                                                   than                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                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                                                                                                                                                                                          procedures                                                                                                                            issued                                                                                                                                                                                                                                                                                                                                                 shall,                                                             completed                                                                                                                                                                                                                                                                                                                                                          all                                                                                                                  responsible                                                                                                                                                                                                  suppliers,                                                                                                                                                                                                                                                                                                                                                                                             such                                                                                                                                                                                                        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                                                                                                                                                   other                                                                                                                                              Owner                                                                                                                                                                                                                                                                                                                                                                                                                                          the                                                                                properly                                                                                                                                                                                                                                                       the                                                                                                                                                                                                                                                                                                                                                          Work                                                                                                                                                                                                                                                                                                                                                                                                                                                                              such                                                                                                                                                                                                                                                                                                                                                                   the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   may                                                                                                                                                     Owner          on                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Contractor,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             payment                                                                                                                                                                                                                                                                                                                                                                                                       the                                                                                                                                                                                          Work                                                                                                                                                                                                                                                                                                                                                                                             materials                                                                                                                                                                                                                                                                                                                                                                                                                                                   payments                                                                                                                                                                                                                                                                                                                                                 to                                                                                                        not                                                                                                                                                                                                          relating                                                                                                                                     of                                                                                                                                                                                                                                                                                                   against                                                                                                                            to                                                                                                                                                                                                                                                                                                                                                                                                                                         site                                                         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                                                                                                                                      Directives,                             of                                                                                                                                                                                                                                                                                                                                                                                                                                 for                                                                                                                                                                                                                                               certification                                                                                                                                                         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                                                                                                                                                                                                                                         Work                                                                                                                                                                                                                                                                                                                                                                                                      Owner’s                                                                                                                                     subsequently                                                                                                                                                                                                the                             Architects.                                                                                                                            such                 extent                                                                                                                                                                                                                                                                                                                                   for                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 include                                                                                                                                              shall                                                                                                        remedied;                                                                                                                                                                                 of                                                                                                                                                                                                                                                                                                                                or                                                                                                                                                                                                                                                                                                                                                                                                                                          for                                                                                                                                                                                                                                                                                                                                         interests                                                            for                                                                                                                                                                                                                                                                                                                                                                                                                                  materials                                                                                                                                                                                                                                                                                                                                                                                                                         equipment                                                                                                                                                                                                            in                                                                                                probable                                                                                                                                                                                                                                                                                                                                                                                                               satisfactory                                                                                                                                                       will                                                                                                                                                                                           is                                                                                to                                                                                                                                                                                                  not                                                                                                                   because                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              and                      or                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                  best  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the                                                                                                                                                                                                            part                                                                                                                                                                                                                                                                                                                                                                          Instruments                                                                                                                                                                                                                                                         determines                                                                                                                                                              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                                                                     not                  possible                                                                                                                                                                                                                                                                                                                                                                                              and                                                                                                                                                       promptly                                                                                                                                                                                                  progressed                                                                                                                                                                                                                                                                                                                                                                                                                                                 shall                                                                                                                                                                                                                                                                  Application           and                                                                                                                                                                                                                                                                                                                                                                                                                                                                         material                                                                                                                                                               receive                                                                                                                                                                                                                                                                                                                                                                 payment.                                                                                                                                                                                 Application,                                                                                                                                                                                                                                                                                                                       the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              material                                                                                                                                                                                                                                                                                                     property                              All                                                                                                                                                                                                                                                                                                                                                                                                     interest,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 requests                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                portions                                                              unpaid                                                                                                                                                                                                                                                                                                                                                  of                                                                               Architect,                                                                                                                                                                                           in                                                                                                                                                                                                            to                                                                                                                                             unreasonably                                                                                                                                                                                                                                                                                                                                                                                                                                                                            been                                                                                                                                                                                                                                                                                                                               persons                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          or                                             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                                                                                                                                                                                                                             or                                                                                                                                                                                                                                                                                                                       Work.                                                                                                                                                                                                                                              in                            rights                                                                                                  filing                                                                                                                  of                                                                                                                                                                                                                                                                                                                                                                                                                                  and                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                           the                                                                                                                                                                                          accordance                                                                                                                                                                                                                                                                                                                                                                                                                                                    be                                                                                                                          as                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          by           notforresale.                                                                                                                                                                                                                                                                                                                                                                                                                         stored                                                                                                                                     discovered                 under                                                                                                                                                                                                                                                whole                                                                                                                                                                                                                                                                                                                                         encumbrances                                                                                                                                                                                                                                                                                                                                                                                                                to                                                                                                                                                                                                                                                                                                                                                                                                                                                                            performed                                                                                                                             may                                                                                                                                                                Certificate(s)                                                                                                                                                                                                                                                                      made                        of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           interim                                                                                                                                                                                                             extent                                                                                                                                                                                                                                                                                                                                                  Design-Builder’s                                                                equipment                                                            balance                                                                                                                                                                                                                                                         is                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       supplier,                                                                                                                                                     issue                                                                                                                                                                                                                                                                                                                                                                                                                                          incorporation                             reserved.                                                                                                                                                                                                                                                                                                                                                                                                       and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              suppliers,                                                                                                                                                                                                                                                                                                     by                                                                                                  of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   for                      this                                                                                                                                                                                                                                                                                                                                                                                                              the                                                                                                                                                                                                                              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                                                                                                                                                                                                                                                                                                          of                                                                                                                                                                                                    to                                                                                                                                                                                                                                                         properly                  the                                                                                Consultants,                                                                                                                             be                                                                                                                                                                                                                                                                for                                                                                                                                                                                                                                                                                                                                                                                                                         on                                                                                                  such                                                                                                                                                                                                                                                                                                                                entities                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                    subcontractors                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               the                                                                                                                                                                                                    the                       AlA5                                                                                                                                                                       and                                                                    or                                                                                                                                                                                                                                                                                                                                                                           Service,                  shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   payment                                                                                                                                                                                                                                                                                                                                                                                              stored                                               for                                                                                                                                                                                                                                                                                                                                                                                                                Owner                                                                                                                                                     a                law.                                                                                                                                                                                                                                                                                                                                                                    Design-Builder                                                                                                                                                                                                           reasonably                                                                                                                                                                                                                                                                                                                                                           for                                                                                                                             reasonably                                                                                                                                               withhold                                                                                                                                                                                                                                                                                                                                                                                                                        or                                                                                                                                                       Certificate                                                                                                                                                                                                                                                                                                                                                         determinations                                                                                                                                                                                                                                                                  Payment,                                                                                                                                                                                           with                                                                                                                                                                                                                                                in                                                              of                                                                                                                                                                                 Owner                              WARNING:                                                                                                                                                                                                                                                                                                                                                                                                                                                          Work                                                                                                                                                                                                    point                                                                                                                                      evidence,                                                                                                                                                                                                                                                                                                                                                                                                                                                  services                                                                                                  claims                                                                                                                                                                        act                                                                                                                                                                                                                                                                                                                                                                                                                                                                              by                This                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       or                      Document,                                                                                                                                                                                                                                                                                                                                                                                                                         off                                                                                                                                                                                                                                                                                                                                                           Payment                                                                                                                                                                                                                                                                                                                                                                                                       include                                                                                                                                                                                                                                                 part                                                               the                                                                                                                                                                                                                                                                 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previously                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     §                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            §            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                                                                         9.6.3                                                                                                                                                                                                                                                                9.6.4                                                                                                                                                                                                 9.6.5                                                                                                                                                                      9.6.6                                                                                                                                            9.6.7                                                            9.7                                                                                     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       additionaldays’writtennoticeto the Owner, stoptheWorkuntil payment ofthe amountowinghas been received.The        Contract Time shall be extended appropriately and the Contract Sum shall be increased by the amount of the        Design-Builder’sreasonable costs of shut-down, delayand start-up,plus interest as provided for in the Design-Build        Documents.         §9.8SubstantialCompletion                                                                                  or          portionthereof is        §9.8.1SubstantialCompletionis the stage in the progressofthe Workwhen the Work designated        sufficiently complete in accordancewith the Design-BuildDocuments so that the Owner can occupy or utilize the        Work for its intendeduse. The date of SubstantialCompletionis the date certifiedby the Owner in accordancewith        this Section9.8.                                                                                      the       agrees to accept        §9.8.2 When the Design-Builder considers that the Work, or a portion thereof which Owner        separately,is substantiallycomplete,the Design-Buildershallprepare and submitto the Owner a comprehensivelist        of items to be completedor correctedprior to fmalpayment.Failureto include an item on such list does not alter the        responsibilityof the Design-Builderto complete allWork in accordancewith the Design-BuildDocuments.                                                                                              whether the Work        §9.8.3Upon receipt of the Design-Builder’slist, the Ownershall make an inspectionto determine        or designatedportion thereof is substantiallycomplete.If the Owner’s inspectiondiscloses any item, whether or not        included on the Design-Builder’s list, which is not sufficiently complete in accordance with the Design-Build        Documents  so that the Owner can occupy or utilize the Work or designatedportion thereof for its intendeduse, the        Design-Buildershall,before issuanceof the Certificateof SubstantialCompletion,complete or correctsuchitem upon        notificationby the Owner.In such case, the Design-Buildershallthen submit a request for anotherinspectionby the        Ownerto  determineSubstantialCompletion.                                                                                                the Owner  and        §9.8.4 Prior to issuance of the Certificate of Substantial Completion under Section 9.8.5,        Design-Builder shall discuss and then determine the parties’ obligationsto obtain and maintain property insurance        followingissuance of the Certificateof SubstantialCompletion.                                                                                                         for the        §9.8.5When  the Work or designatedportion thereofis substantiallycomplete,the Design-Builderwill prepare        Owner’ssignaturea Certificateof SubstantialCompletionthat shall,upon the Owner’ssignature,establishthe date of        SubstantialCompletion;establishresponsibilities of the Owner and Design-Builderfor security, maintenance,heat,        utilities, damageto the Work and insurance; and fixthe time within whichthe Design-Buildershallfinish all items on        the list accompanyingthe Certificate.Warranties requiredby the Design-Build Documents shall commence on the        date of SubstantialCompletionof the Work or designatedportionthereofunless otherwiseprovided in the Certificate         of SubstantialCompletion.                                                                                                     for written        §9.8.6The  Certificate of SubstantialCompletionshall be submittedby the Design-Builderto the Owner         acceptanceof responsibilitiesassignedto it in the Certificate.Upon the Owner’sacceptance,and consentof surety, if         any,the Owner shallmake payment of retainage applyingto the Workor designatedportion thereof.Paymentshall be         adjustedfor Work that is incompleteor not in accordancewith the requirementsof the Design-BuildDocuments.          §9.9PartialOccupancyor Use                                                                                                any      when         §9.9.1The Owner may  occupy or use any completedor partially completedportion of the Work at stage         such portion is designated by separate agreement with the Design-Builder, provided such occupancy or use is         consentedto, by endorsement or otherwise, by the insurer providing property insurance and authorizedby public         authorities having jurisdiction over the Project. Such partial occupancy or use may commence whether or not the         portionis substantiallycomplete,providedthe OwnerandDesign-Builderhave acceptedin writingtheresponsibilities         assignedto each ofthem for payments,retainage,if any,security,maintenance,heat, utilities, damageto the Work and         insurance, and have agreed in writing concerning the period for correction of the Work and commencement of         warranties required by the Design-Build Documents. When the Design-Builder considers a portion substantially         complete,the Design-Buildershallprepare and submita listto the Owneras providedunder Section9.8.2. Consentof         the Design-Builderto partial occupancy or use shallnot be unreasonablywithheld. The stage of the progress of the         Work shallbe determinedby written agreementbetweenthe Owner andDesign-Builder.                                                                                                  inspectthe area         §9.9.2Immediatelyprior to suchpartial occupancyor use,the Owner andDesign-Buildershalljointly         to be occupiedor portion of the Work to be used in orderto determineand record the conditionof the Work.           AlA Document A141 “ —2014. Copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This AlA®Document is mit.    protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA5 Document, or any portion of it, may 23         result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced byAlA         software at 16:43:51 CT on 10/31/2018 under Order No.7640887244 whichexpires on 12/13/2018, and is not for resale.         User Notes:                                                                                      (861424439) 

 

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such                                                                                                                                                                                                                                                                                                                            liens,                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                         the                                                                                                  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                        data  Notes:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                Final                                                                                              Design-Builder                                                                                                                                                                                                                                                                                                                                                    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                                                                                                                                                                          Payment,        No.7640887244                                                                                                                 AND                                                                                                                                                                                                                                                                                                                                               or                                                                                                                                                                                                                                                                                                           the                                               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                                                                        inspection.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      performed,                     this                                                                                                                                                              claims         resale.                                                                                                                                                                                                                         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encumbered,                                                                                                                                                                                                                                                                                                            through                                                                                                                                                              the                                                                                                                                                                                                                                                                                          that                                                                                                                                                                                                                                            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                                       encumbrances.                                                                                                                                                                                                                                                                                                                                       discharging                                                                                                                                                                                                                                                                submitted                                                                                                                                                                                federal                                                                                                                                                     the           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                                  investigate                                                                                                                                                                   §                                                                                                                                                   Documents                                                                                                                                                          §                                                                                                                                 bodily                                                                                                                        polychlorinated                                                                                                       writing. recognizing                addressed                                                                                              Design-Builder’s                                                                                     stoppage                                                        §                                                                            including                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           10.2.2                           AlA                     laboratory                                        event                                                                                                                                                                                                                                                                                                                                                                                                                                                         10,2,3             result protected       software User                                                                                                                                                                                                                                                                                                                                                                                                            10.2.4                                                                                                                                                                                                                                                                                                                                                                          10.2.5                                                                                                                                                                                                                                                                                          10.2.6                                                                                                                                                                                                                                                      10.2.7                                                                                                                                                                                                                           10,2.8                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                    10.3                                                                                                                                                                                                                                                                                                                                                      whole                                                                                                                                                           10.3.1                                                                                                                                                                                                                                                                                                                              anyone                                                            10.3.2                          Document                                                                                                                                                                                                 not Notes:                                                                                                                                                                                                                                                                                                                                                                                                                                                 Contract,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    rules             in                                                                                                                                                                       Hazardous                                                              an                                          such                                                                                                                                                                                                                                                                                                                                                                                                                                        hazards,                                                                                                                                                                                                                                                                                                                                                                                                                                                        The                                                                                                                                                                                                                                                                               duty                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            The                                                                                                                                                                                                                                                                                                                                                                        The                                                                                                                                   injury                                                                                                                                                                                                                                                                     When                                                                                                                                                                                                          notice                                                                                                                                                                                                                                                                                                                                            .2                                                                                                                                                                                                                                                     The                                The                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                .3       at                                                                                                                                                                                                                           Injury             severe                                                                                                                                                                                                                                                                                                            to                                                                                                                                                              The                                                                                                                                                                                                                                                                                                                                                        or                                                           Upon                                                                                                       If                     by                                                                                                                                                                                            because                                                                                                                                                                                                                                             unsafe                                                                                                                                                                                                 exceeding                                                                                                                                                       required                            for                                                                                                                                                                                                                                                                                                                                                                                                                                                                            from                                                                                                                                                                                                                                                                                                                              directly       16:43:51                                                                                                                                                                                                                                                                         designated                                                                                                                                                                                                                                                                                                                                               by                                                                                      in                                                                              reasonable                                                                                                                                                                                                                                                                                                                                                                                                                              and                                                                                                                                                                                                                                                                                                            the                                                                                                                                           in                                                                                                                                                                                                                                                                                                                                       under                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     and                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                                                                                           of                                                            Design-Builder                                                 to                                                                                                                                                                                                                                                                                                                     Design-Builder                                                                                                                                                                                                                                                                                                                    to                                                                                                                                                                                                                                                                                                                                                      in                    U.S.                                        material                                                                                                      it                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            Design-Builder                                                                                                                                                                                                                                                       Design-Builder                                                                                                                                                   regarding                                                                                                                                                                                                                                                                                shall                                                                                                                                                                                                                                                                                        Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                     execution                                                                                                               the                            A141m                                                      Work                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 under                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          other                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               other                                                                                                                                                            Design-Builder                                                                                                                                                                   any                                                                                                                                                             construction. or                                                                                                                                          the                                                                                                                                                                                                                                                                                                                                                                                            properly               civil                                                                                                                                                                                                        or                                                                                                      is                                                                                                                                                                                                                                                                                                                   the                                                 verify                                                                                                                                                                                                                                                                                                                                                      part                                                                                                                                   or                                                                                                                                                                                                                                                                         use                                                                                                                                                                                                                                                                                                                                                                                                                              protections.                                                                                                                                                                                                                                                                                                          Design-Builder’s                                                                                                                                                                                                          of                                                                                                                                                                                         matter.                                                                                                                                                                                                                                                                                                                                                                                                                                                                          damage,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     regulations,                                                                                                                                                                                                                                                                                                                                                                                                                                               reasonable                    Copyright                                                            receipt                                                                                                                                                                                                                                                                                                                                                                                                                                         promulgating                                                                                                                                                                                                                                              condition,                                                                                                         deemed                                                                                                                                                                                                                          Damage                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       structures                                                                                                                          biphenyl       CT                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          Work                                                                                                               condition,                                                                                                                                                                                                          the                                                                                                                                                                      Materials                                                                                                                                 death                                                                                                                                                                                                                                                                                                                                     Sections                                                                                                                                           Design-Build                                                                                                                                                                                                                                                                                 be                and                                                                                                                                                                                                                                                                                                           or                                                                                                                                                                                                                                                                                                                    fault                                                                                                                                                                                                                 of                                                                                                                                                                                                                                                                                                                                               of                                                                                                performance                                                                                                                                                                                                                                                                                                                                                               by                                                                                                                                                                                                                                                                                                                                                        by                                                                                                                                                                                                                                                                                                                                                                                                              or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          person                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               property                          —         on                                                                            shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  care,                                                                                                                                                                                                 21                                          or                                                                                                                                                                                                                                                                                  indirectly                                                   the                                                                                                                                                                                                                  an                          2014.                                                                                                                                                                                                           injury                                                                 the                                                                                                                                                                                                                                                                       by                                                                     them,              criminal                                                                                                                                                                                                                                                                                                                                                                 the                                                                              additional                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                                                                                                             storage       10/31/2018                                                                                                                                                     hazardous                                                                                                                                                                                                                                                                                                                                                                                            qualified                                                                                                                                                                                                                                                                                                                                                                                                   of                                        substance                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            and                                                                                                                                                                                                                                                                                                                   or                                                            of                                                                                                                                   to                                                                                                                                                                                                 days                                                                                                                                                                                                                                                                                                                                                                                                                                                                            injury                                                                                                                                                                                                                   act                    Law                                                                                                                                                                                                                                                                       the                                                   presence                                                                                                                                                                                                                            to                                                                                                                                                                                                                                                                                prevention                                                                                                                                                                                                                                                                                                                                                                  Design-Build                                                                                                       that                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 custody                                                                                      entitle                                                                                                                                                                                                                                                                                                                                                         Design-Builder,                                                                                                                                                                                                                                                                                                                                                                                                   the                          Copyright©                                                                                                                                                                                                                                                                                                                     negligence                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          or                                                                                                                                  persons                                                            the                                                                                                                                                                                                                                                                                                                                     10.2.1.2                                                                                                                        (PCB),                                                                                                                                                                                                                                                                                                                                                                                                                                                  safeguards                                                                                                                                                                                                                                                                                                                                                                          shall                                                                           shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          materials                                                                                                                                                                       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                                                                                                                                                                                                                                                                                                                                                                                and                                                                                                                                                                                                           or                                                                                                                                                                                                                                                                                 shall                                                                                                                                                                                                                                                                        Design-Builder                                                                                                                                                                                                                 or                                                                                                                immediately                    and                                                                                                                                                                                                                                                      shall                                                                                                                                                                                                                                                                     at                                                                                                                                                                                                                                                                                           shall              penaltiss,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          entity                                                                                                                                                                                                after                                                                                                                                                                                                                                                                                                                                                                                                     Work,                                                                                                         the                                                                                                                                                              is                                                                                                                                                                                                                                                                                                                                                                                                              of                                                                                                                                                                                                                                                                                                                                                                                                                                       safety                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                                                                                                                              employed                                                                                                                                      or                                                                                                                                                                                                                                                                                                                                               by                                                                                                                                                                                                         damage,                                                           Design-Builder’s                                                                                                                                                                                                                  omission        under                    International                                                                                                                                            Documents                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    lawful                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        utilities                                                                                              of                                                                                                                                                                                                                                                                                                            obligations                                                                             costs                                                                                     Design-Builder                                                                                                                                                                                                                                                                                                                                                                                           personnel.                                                                                                                                                                                                                                                                                                                                                                         promptly                                                                                                                                                                                                                                                                                                                                                                                                                                                          implement,                                                                                                                                                              responsible                                                                                                                                                                                                                                                                                                                                                                                                              explosives                                                                                                                                                                                                                                                      not                                                                                                                                                                                                                  loss.                                         is                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            comply                                                                                                                                                   materials.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   or                                                                                                        hazardous                                                                                                                                                                                                                                                                                           designate                                                                                                                                                                                                                             site                                                                                                                                                                                                                                                                                                                                              anyone                                                 or                                                                                                                                                                                                  discovery.                                                                                                                           encountered                                                                                               the                                                                                                                                                                                                                                                                                                                                       and                                                                                                                                  resulting                                                                                                                                                                                                                          or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          providing                          2004                                           found                                                                                                                                                                                                                                                                                                                                                                                                     the       Order                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   control                                                                                                                                                                                                                                                                                  of                                                    absence                                                                                                                                                                                                                                                                                                                                                                                                                                       regulations,                and                                                                                                                                                                                                                                    permit                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          and                                                                                                                                                                                                                                                                                                                     of                                                                                                                                                                                                                             Property.                                                                              of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  or                                                                                                                                                                                                                                                                                                                                                                                                                                                 for                                                                                                Work                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   orders                                                                                                                                                                                                                                                                                                                                                                  Documents)                                                                                                                                                                                                                                                                                                                                      10.2.1.3;                                                                                                                                                                                                           whether                                                                                                                                                                                                                                                                                                                                                                                                    Design-Builder                                                                                                                                                                                                                                                                                accidents.                          and                                                                                                                                                                                                                                                                                                                     the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         not              will                                                                            shut-down,                                                                                                                                                                                                                  of                                                                                                                                                                                                                                                                                                                            by                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 adjacent          No.7640887244                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     equipment                                                                                                                  stop                                                                                                                                                                                                                                                                                                                                                                        with,                                           to                                                                                                                                                                                                                                                                                                                                                                                                                                                 safety                                                                                                                                                                                                                                                                                                                                                                         remedy                                                                                                                                                                                                                                                                                                                                                for                                                                                                                                                                                                                                                                                                                                                       the                    Treaties.                          2014                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                               the                                                                                                                                                                                                                                                                                                            under                                                                                                                                                                                                                                                                        in              be                                                                                                                                           and                                                                                                                                                                      Design-Builder.                                                                                                                                                    If                                                                                                                                                                                                                                                                                           a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 of                                          be                                                                                                                                                                                                          any                                                                                                                                                                                                                                                                                                                                                                                                                                                          erect,                                                                                                                                    from                                                                                                                                                                                                                                                                      or                                                                                                       materials                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         designated                                                                                                                                                               for                                                    of                                          or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           services                                                                                                                                                                                                The                                                                                                                                                                                                                                                                                of                                                                                                                                                                                                                                                                                           responsible                                                                                                                                                                                                                                                                                                                                                        Architect,                                                                                                                                                                                                                                                                                                                                              whose                                                                                                                                                                                                                                                                         writing                prosecuted                                                                                        Work                                the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   the                                                                                                                                                                                                                             If                                           present,                                                                                                                                                                                                                                                                                                                              Owner,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             and                          by                                                                                                                                                                                                                   other,                                                                                                                                                                                                                                                                                                                                                                                                               other                                                                                                                           on                                                    the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     public                                                                                                                                                                                                                                                      part                                                                            except                                                                                                                                            if                                                                                                                                                                                                         or                                                                                              entry                                                                                     to                                                                                                                                                                                                                                                                                                                                                                                                                                                and                                                             written                                                                                                                                                               compliance                                                                                                                                                                                                                             the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                thereto,                                                                                                                                                                                                                                                                                                                                                                                                                                        and                           The                                                                                                                                                                                                                                                                                                                                                                           damage                                                                                                                                                                                                                                                                                                           Section                     Unauthorized                                                                                                                                                      Design-Builder                                                                                                                                                                                                                                                                                This                                                                                                                                                                                                notice                                                                                                                                                                                                                                                                                                                                                                                                                                                         and                                                                                                                                   a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Design-Builder                                                                                                                                            reasonable                                                                                                                                                                                                           not                                                                                                                           the                                                                                        an                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              give                                                   material                                                                                                                                                                                                                                                                                                                                                                 to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            to                                                                              delay                                                                                                                                    material                                                                                                                                                                                                                                                                                                                                                                                                                                                  protection,                                                                                                                                                                                                                                                       of                                                                                                                  in                                                                                                         Owner                           American                                                                                                                                                                                                                                                                                                                                                acts                                                                                                                                                                                                                                                                                                                                                                                                               hazardous                                                                                                                                                                                                                                                                                                                                                                                                                                       notify        which                                                                                                                                                                                                                    or                                                                                                                                                                                                                                                                        to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         or                                                                                                                                                                                                                                                                                                                                                                                                                                                           maintain,                                                                                                on                                                                                                                                                                                                                                                                                                                                                                property                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             be                                                                                      extension                                                                                                         or                                                                                                                                                                                                           insured,                                                                                                                                                                                                                                                                   authorities,                                                                                                                                                                                                                                                                                                                               or                                                                                                                                                                                                                                                                                                                                      damage                                                                                                                                                                                                                                                       the                                                                                                                          site                                         to                                                                                                                                                                                                                                                                                                                                                                                                    shall                                                                                                                                                                                                                                                                                person                                                                                                                  the              to                                                                                                                                                                                                                                                                          the                                                                                                                                                                                                                                            for                                                                                                                                                                                                                                                                                                                                                       a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            notices                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         work                                                                                                                                                                                                                    of                                                           notice,                                                                                                                                                                                                  shall                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  such                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            incorporated                                                                                                                                                                                                                                                                                                                             by                                                                                               the                                                                                                       substances                                                                                                                                                                                                                                                                                          member                                                                                                                                                                                                                                                                                                                                               they                                                                                                                                                                                                                                                                                                            3.1.14.                                          cause                                                                                                                                                                                                                                                                                                                                                                         and                the                                                            and                                                                                                                                                                                                                                                                                                                                                         Consultant,        expires                                                                                                                                                                                                                                                        construction                                                                                                                           by                                                                                                                                                                                                                  others                                                                                                                affected                                                                                                                                                                                                                                                                          Owner.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        removal,                                                                                                                                                                                                                           or                                                                                                                                                                                                                                                                                                                     The                                                                                                                                                                                                                                                                                                                                                                                                                                        owners                                                    or                                                                                                                                                                                                                                                                         anyone                                                                 exercise                           Institute               maximum                                                                                                 jobsite,                                                                                                                                  or                       reproduction                                                                                                                            with                                                                                                                                             precautions                                                                                                                                                                                                                                                                                                                                                                           loss                                                                               start-up.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         for                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  as                                                                                                                                                                                                  provide                                                                                                                                                                                                                             Design-Builder                                                                                                                                                                                                                                                                                 shall                                                         may                                                                                                                           the                                                                                                                                                                                                                                                                                                                                      or                                                                                                                                                                                                                                                                                                                                                                 referred                                                  substance                                                                                                                                                                                                          shall                                                                                                                                                                                                                                                                                                                                                                                                                                                  including                                         it                                                                                                                                                                                                                                                                                                                                                                                                                                                           as                                                                                                                                   substance,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             required                                                             the                                                                                                                                                                                                                                                                                                                                                                                                             materials        on                                                                                        of                                                                                                                                                                                                                                                                                                                     foregoing                                                                                                                                                                                                   trees,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           the                                                                                                                                                                                                                                                                                                                                        loss                                         to                                                                                                                                                      encounters                                                                                                                                                                                                                                                                                                                                                                          (other                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    bearing                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  or                                                                                                                                                                                                                   for                                                                                                                                                                                                                                                                                           of                                                                                                                                                              required                                                                                                                                                               any        12/13/2018,                           of                                                                                                                         Design-Builder,                                                                                        Contract                                                                                                                                                                                                                                                                                                                                                 be                                                                                                                                                                                                                                                                                                                               for                                         be                                                                                                                                                                                                                                                                                  be                                                                                                                                                                                                                                                                                                                                                                                                                                        and                                                             Owner                                                                                                                area                                                                                     be                                                                                                          encountered                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                                    utmost                           Architects.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          Design-Builder;                                                                                                                                                                                                                                                                                           the               extent                                                                                                any                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          relocation                                                                                                                                                                                                                                                                                                                                       attributable                                                                                                                                                                                                                  whose                                                                                                                                 a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             therein,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  shrubs,                                                                                                                                                                                                   sufficient                                           rendered                                                                                                                                                                                                                                                                                                                               whose                                                                                                                                                                                                                                                                                                                                               liable                                                                                                                                                              requirements                                                                                                                                                                                                                                                       or                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                                                                                                 to                                                                                                                                                                                                            given                                                                                                                                                                                                                                                                                                                                                          Contractor,                     or                                                                                                                                                                                                                                                                                                                                                                           than                                                                                                                                                                                                                                                                                                                                                                                                                                        users                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Architect,                                                                                                                                                                                                                                                                                            Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             by,                                                    reported                                                                                                                   and                                                                                                                                                                                                                                                                                                                                                                                                                                                   posting                                                                                                                                             will                                                                                                 delays                                                                                                                                                                                                                                                        site                                                                                                                                                                                                                                                                                                                                                                  in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      on                     distribution                                                                                                                                                                                                                                                                                                                                                                                                               or               possible                                                                                                                                                                                                                                                                                                                    obligations                                                                                                                                    including                                                                                                                                                                                                                                                                                                                                                                                                                                                           by                                                                                                                                                                                                                                                                                   Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                      care,                                                           shall        and                                                                                                                                                                                                                                                                                                                                                                   Sections                                                                                        Time                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               applicable                                                                                                                                                                                                                                                                                                                                                                            damage                                                                                                                                                                                                                   acts                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    safety                                                                                                                                                      a                           All                                                                                                                                                                                                                                                                                                                                                                                                              equipment,                                                                                                                                                                                                                                                                                                                                               and                                                                                                                                                                                                            to                                                                                                                   report                                                                                                                                                                                                                                                       to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             whether                                                                                                                                                                                                                                                                                                                             acts                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 lawns,                                                                                                                                                                                                                                                                                                                                                                                                                                                            existing                                                                                                                                            be                                                                                                                                                                                                                                                                                                                                                                                                                                        of                                                                                                                                                                                                                            suffers                                                                                                                                                      hazardous        is                                            harmless.                           rights                                                                                                                                                                                                            the                                                                                                                                                                                                                                                      be                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          or                                                                                                 to                                                                                                detail                                                                                                                                                                                                                                                                                                                                                                                                                                          adjacent                                                                                                                                                                                                                                                                                                                                                                                                     and         not                                                                                                                                                                                                                                                                                                                                       to                                                                                                                                              inadequate                                                                                                         are                                                                                                                                                                                                                                                                                                                                                                                                                                                 danger                                                                                                                                                                                                                     such                                                           obtain                                                                                                                                                                                                                                                                                                                                                 for                                                     by                                                                                                                                                                                                                                                                                                                               the               under                                                                                        and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Consultants,                                                                                                                                                                                                                                                        loaded                                                                                                                                                                                                                                                                                                                                                        or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      of                                                                                                                          the                                                                                                Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                           replacement                                                                                                                                                                                                                                                                                                                                        acts         for                                                                                                                                                                                                          other                     of                                                                                                                   the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   walks,                                                                                                                                     but                                                                                                                                                             included                                                                                                                                                                                                                                                                                                                                                                          or                           reserved.                                                   the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          and                                                                                                        not                                                                                                                                                                                                                                                                                                                                                                                                    carry                                                                                                                                                                                                                              injury                                                                                                                               10.2.1.2                                                                                                                                                                                                                                                                                                                                               which                                                                                                                                                                                                                                                                                                                               Owner                                                                                                                                                                                                                                                                                                                                                          anyone                                                                                                                      persons                     this                                                                                                                                                                                                                                                                                                                       of                                                                                                                                                                                                                                    in                                                                                                                                                                                                                                                                                                                                                                                                                                                          conditions         resale.                                                                                                                                                                                                                     party                                                                                                                                                                                                   to                                                                                        an               the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               laws,                                                                                                                                                                                                                                                                                                                                                                          loss                                                                                                                          Design-Builder                                                                                                                                                                                                                                                                                                                                        or                                                                                                                   condition                                                             the                                                                                                                                                                                                                                                                                                                                                                                                                                                 signs                                                   Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           storage                                                                                                                                                                                                                                                                                                                     the                                                                                                                                    not                                                                                                                                                                                                                                                                                                                                                                                                               or                                                                                                          related                                                                                                                                                                                                            party                     AlA5                                                                                                                                                     material                                            Unless                                                                                                                                                                                                   enable                                                                                                                                                                                                                                                                                                                                                                                                                                          sites                                                                                                                                                                                                                                                        so                                                                                      increase                                                                                                                                                                                                                                                                                          organization,               law.                                                                                                                                                                                                                                                                                                                                       omissions                                                                                                                                                                                                                                                                                                                                                                                                       on                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   pavements,                                                                                                                                                                                                                                                                                                                                                                            insured                                                                                                                                                                                                                              or                                                                                                                                                                                                                                                                                                                                                                                                                unusual                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                                                       Design-Builder                                                                                                                                                                                                                                                                                                                             may                                                                                                                                            to                                                                                                                                                                                                                   is                                                              services                                                                                                                                                                                                                                                                                 superintendent                                                                                                                                                                                                                                                        as                              WARNING:                                                                                               limited                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               statutes,                                                                                                                                                                                                                                                                                                                                                          directly                                                                                                                                                                                                                                                                                                                                                                                                      such                                                                                                                                                                                                                                                                                                                                                                   and               This                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      or                     Document,                                                                                                                                                               in                                                                                                                                                                                                                                                                                                                                                                                                                                                   and                                                                                                                                                                                                                            damage                                                                                                                                                                                                                                 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                                                                                                                                                                                                                                                                                                                                                                 or                                                                                                                                                                                                                                                                                                                                                 Design-Builder                                                                                                                                                                                                                                                                                                       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                                                                                                                                                                                                                                 property,                                                                                                          to                                                                                                                                                                                                   the                                          otherwise                                                                                                                                                                                                                                                                                                                                                                                                                                                           and                                                                                                                                                                the                                                                                                                                                             be               document                                                                                                                                                                                                                                                         cause                                                                                                     10,2.1.3,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     Contractors,                                                                                                                   to                                                                                                                                                      or                                                                                                                                                                                                                                                                                                                                                                                                                                                   other                                                                                                                                                                                                                                                                                                                                                                                                     activities                                                                                         in                                                                                                                                                                                                                                                                                                                                                                            under                                                         utilities                                                                               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liable,                                                                                                                                                                                                                                                                                                                                                                                                                methods,                                                                                                                                                                                                                                                                                                                                      of                                                                                                                                     to                                                            other                                                                                                                                                                                                                                                                                                                                                                                                                                                            performance                                                                                                                   the                                 substance                                                                                                                                                                Design-Build                                                                                                                                                                                                                                                                                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                                                                                                                                                                                                                                                             ordinances,                                                                                                                                                                                                            a                            This                                                                                                         the                                                                                                                                                                                                                     responsible, to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   roadways,                                                                                                                                                                                                                                                                                                                                       the                      or                                                                                                                                              foreseeable                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        course                                                                                                                                   asbestos                                                                                                                          shall,                                                                                                                                                                                                                                                                                            at                                                                                                                                                                                                            reasonable                                                                                                                                                                                                                                                         damage                                                                                                                                                                                                                                                                                                                                                                                                                                                   warnings                                                                                                                                                                 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                                                                                    the                                                                                                                                                                                                                                                                                                                                                                          property                                                                                                                 Owner                      any               was                                                                                         Contract,                                                                                                                                                                                                                                                                                             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                                                                                                                       under                                                                                                                                                                                                                                                                                                                       are                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       their                        portion                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               site,               produced                                                     in                                                                                                                            upon                                                                                                                                                                                                                                                                                            site,                                                                                                  such                                                                                                                                                                                                                                                                                                                                                                                                                                          the     (861424439)                                                                                                                                                                                                                                                                                                                                                                                                are                                                                                                                                                                                                                                                                                                                                not                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     or                              Document                                                                                                                                                                                                                          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msy                            is                     25 

 

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                                                                             promptly                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      persons           are     of                                                                                                                                                                                                                                                                                                                                                                                                  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                                                                                                                                                                                                                                                                                                                                                                                                                                      indemnify                                                                                                                                                                                                                                                                                                                                                                                                                    risk                                                                                                                                                                  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                                                                                                                                                                §                                                                                                                                                                                                                                                                                                                            Design-Builder                                                                                                                                                                                                                                                                                                                                    of                                                                                                                                                                                                                                                                                                                   due                                                                                                                                                                                                                                                                                               §                                                                                                                                                                                                                                                               required                                                                                                                                                                                                                                                                               obligated                                                                                                                                                                                                                                                     thereby                            date                                                                                                                                                                                                                                                                      agency                                                                                                                                                                                                                                  §                                                                                                                                                                                                                          In                                                                                                                                                                                                                  discretion,                                                                                                                                                                                      ARTICLE                                                                                                                                                                      The    §                  (Paragraph                                                                                                                                                            Work                                                                                                                                                   reasonably                                                                                                                      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                                                                                                                                                                                                                                                                                    10.3.3 User                                                                                                                                                                                                                                                                                                                                               10.3.5                                                                                                                                                                                                                                                                                                                                                                         10.3.4                                                                                                                                                                   persons                                                                                                                                                                                                                                                                                                   10.3.6                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     substance                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                     10.4                                                                                                                                                                                                                                                                                                                                                                                                                                       them,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     increased                                                                                                                                                                              11.1                                                                              11.2                                                                    11.2.1                                   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                                                                                                                                                                                                                                                                                                                                      related                                                                                                                                                                                                                                                                                                                                     a                                                                                        of                                                                                                                                                                                                                                                            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                                                                                                                                                                                                            by                                                                    Before                   by                                                                                                                                            in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      entities                                                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                                                                                                                                                                             proposed       ET                                                                                                                                                                       request                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               the                                                                                                                           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                                                                                                                            the                                                                                                                                                                                                                             persons                                                                                                                                                                                                                                                                                                                                                                                            indemnity.                                                                                                                                                                                                                                                                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                                                                                                                                                                                                                                     in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            shall                    Treaties.                                                                                                                                                                                                                                                                                                                                                                                                                               Work                                                                                                                                                             with                                                                                                         event                                                                                                                                                                                                                                                                the                          2014                                                                                                                                                                                                                                                                                                                                                                                                                                                     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execution                                                                                                                                                                                                                                                                                                   the                                                                                                                                                                                                                                                                                                                                                                         under                                                                                                                to                                         the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     verifying                                                                                                                                                                                                                                                                                                                                                                                                                        Section                                                                                                                                                                                                                                                                          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                                                                                                                                                                                                                                                                                         in              prosecuted                                                                                                                                                                                                                                                                                                                                                                                                               bodily                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         Design-Builder                                                                                                                                                                                         OF                                                                                                                 a                                                                                                                                             Owner                                                                                                                                                                       of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                whether                                                                                                                                                                                                                                                                                                                                               Owner                                                                                                                                                                                                       furnish                                                                                                                                                                                                                             or                          by                                                                                                                                            Documents,                                                                                                                                                               the                                                                                                                                                                                                                    or                                                                                                                                                                                                                                                                                                  Design-Builder,          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                    the                                                                                                                                                                                                                                                                                                                                                                                                      except                                                                                                                                                                                                                                                                                                                                                                                                                              in                                                                                                                 change                                                                                                       the                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                                                                                          (and                                                             of                                                                      The                                                                                     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                           Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                  Architect,                                         of                                                                                                                                                                                                                                                                                                                                                                                                                       10.3.1                                                                                                       Owner                           American                                                                                                                                                                                                                                                                                                                                                                                                               injury,                                                                                                                                                                        Work        which                                                                                                                                                                                                                                                                                         Design-Builder                                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                                                                                                                                                                                         additional                                                                                                                                                                                                                                                                                                                                      the                     reproduction                                                                                                                                                                                                                                                                                                                                                cost                                                                                                        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                                                                                                                 reasonable                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Owner’s.                                                                                                                                                                                                                                                                                                    the                                           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                                                                                                                                                                                                                                                                                      Owner                                                                                                                                                                                                                                                                       under                                                                                                                                                                                                                                                                                                                                                                                                                                         Section                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                                                                                                               established                                                                             for              be                                                                                                                                                                                         removal                                                                                                                                                                                                                                                                 11.2.2                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     designated                                                                                                                                                                                                                                                                                                                                                                                   of                                                                                                         Submission                                                                                               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                                                                                                                                                                  in                                                                                                                                                                                                                                                                                  shall                                                                               any                           by                                                                                                                                                                                                                                                                                                                                                                                                                                                               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                                                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                     of                                                                                                                                                                                                                                                                                                                                                                                                                                                   time                                                                                                                                                                                                                                                      time                                                                                                                                                                                                                                              the                                                                                                                   and                                                                                                                                                                                                                                                                                                                                                                                                          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                          of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               3.1.12,                                                                                                                                                                                                                                                                                 establish                                                                                                                  and                             Architects.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           were                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               9,9.1,                                                                                                                                                                                                                                                                                                           by                 extent                                                                                                                                                                                                 requirements                                                                                                 Project,                                                                                                                                                                                                                                                                                                                                                                                    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                                                                                                                                                                                                                                                                      or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     right                                                                                                                                                                                                       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                                                                                                                                                                                                                                                                                                                                                                                                                    within                                                                                                                            authors                                                                                                                                                                                                                                                                                                                                                        that                                                                                                                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                                                                                                                                                                                                                                                     obligation                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            entity,                                                                                                                                                                                                                       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                                                                                                                                                                                                                                                                                                                                                    respect                                                                                                  not                             rights                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      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                             promptly                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               by          not                                                    has                                                                                                                                                                                           the                                                                                                                                                                                                                                 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                                                                                                                                                                                                                                                                                                                          terms                                                                                                                                                                                                                                                        comply                                                                                                                   all                                                                                                                                                                                                                                                                                                                      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                                                                                                                                                                                                                                                                                                                                                                                                      be                                                                                                                                                                                                                                                                                                                                                                                                                                                  notice                                                                                                                                                                         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                                                                                                                                                                                                                                                       written                                                                                                                   common                                                                                                                                                                                                                                                                                                                                                                                                                       to                                                                                                                                                                                                                         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                                                                                                                                                                                                                                                                                                                  year                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       and/or                                                                                                                                                                                                  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                                                                                                                                                                                                                                     with                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                                                use                                                              Service,                                  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                                                                                                                     Sum                        Document,                                                                                                                                                                                  been                                                                                                                                                                                                                                                                               acceptance                                                                                                                                                                                                                                                                           one-year                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                applicable                                                                                                                                                                                                                                                                                                                                                                                                                                                                              receipt                    occupancy                                                                                                                                                                                                                                                                  Design-Builder                                                                                                                                                                                                                                                                                                                                                                                     performed                                                                                                                                                                                                                                                                                                                                                                                                               and/or                                                                 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                                                                                                                                                                                                                                                                                                                        accepted                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                  as                                                                                                                                                                                          will                                                                                                                                                                                                                                                                                                                                                               shall                                                                                                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                                                                                                                                                                                                                                            of                                                                                                                                                                                  made.                                                                                                                                the                                                                                                                                     and                                                                                                                                                                                                                                                       Design-Build                                                                                                                                                                                                                                     to                                                                                                  publication                                                                                         and                                                            or                                                                                                                    statutory                                                    the                                                                                                           meet                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  earlier                                                                                                                                                                                                                                                                                                                                                                                                                                                    Owner,                                                                                                                                             in                            This                                                                                                                                                                                                    Documents,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   such                                                                                                                                                                                                                                                                                                                                                                                                                         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                                                                                                                                              or                                                                                                                                                             of                       or                                                                                                                                                                                                                                        correct                                                                                                                                                                                                                                                                                                                                                                                                                                                  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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       the                                                                                                                                     other                                                                                         other                                                              other                                                                                                                                                                                                                                                                                                                                                                                                                   the               the                                                                                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                                                           the   (861424439)                                                                                                                                                                                                                                                                                                                                  the                              Document                                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                         for                                                                                                                   and                                                                                                                                                                                                                                                                                                                                      to                                                                                                                                                                                                                                                                                                                        or                                                                                                                                                                                                                                                                                    to                                                                                                                                                                                                                                                                to                                                                                                  in                        of                  by                        it,                  AlA                        may                              is                     27 

 

       §12.3 Upon  execution of the Agreement, the Design-Builder grants to the Owner a limited, irrevocable and       non-exclusive license to use the Instruments of Service solely and exclusivelyfor purposes of constructing,using,       maintaining, altering and adding to the Project, provided that the Owner substantially performs its obligations,        includingpromptpayment of all sums when due, underthe Design-BuildDocuments.The license grantedunder this        sectionpermitsthe Ownerto authorizeits consultantsand separatecontractorsto reproduce applicableportions of the        Instruments of Service solely and exclusively for use in performing services or construction for the Project. If the        Design-Builder rightfully terminates this Agreement for cause as provided in Section 13.1.4 or 13.2.1 the license        granted in this Section 12.3shall terminate.         §12.3.1The Design-Buildershall obtainnon-exclusivelicensesfromthe Architect,Consultants,and Contractors,that        will allow the Design-Builder to satisfy its obligations to the Owner under this Article 12. The Design-Builder’s        licensesfromtheArchitectand its Consultantsand Contractorsshall alsograntto the Ownera limited,irrevocableand        non-exclusivelicensesolely and exclusivelyfor the purposesof constructing,completing,using, maintaining,altering        and addingto theproject, providedthat Ownerhas paid Design-Builderfor the designportion of the Workand Owner        provides the Architect, Consultant, or Contractorto Owner’swritten agreementto indemnify and hold harmlessthe        Architect, Consultant,or Contractorfrom all costs and expenses,includingthe cost of defense, related to claims and        causes of actionsasserted by any third party or entity to the extent such costs arise from the Owner’s alteration,not        previously approvedby Architect, Consultantor Contractor,and subsequentuse of the Instruments of Service.         §12.3.2li-ithe eventthe Owner altersthe Instrumentsof Servicewithout the author’swritten authorizationor uses the        Instruments of Service without retaining the authors of the Instruments of Service, the Owner releases the        Design-Builder,Architect, Consultants,Contractorsand any otherperson or entityproviding servicesor workfor any        of them, from all claims and causes of action arising from or relatedto such uses. The Owner,to the extentpermitted        by law, furtheragreesto indemnifyandhold harmlessthe Design-Builder,Architect,Consultants,Contractorsand any        other person or entity providing services or work for any of them, from all costs and expenses, includingthe cost of        defense, related to claims and causes of action asserted by any third person or entity to the extent such costs and        expenses arisefromthe Owner’s alterationor use ofthe Instrumentsof Serviceunderthis Section 12.3.2.Thetenns of        this Section 12.3.2shallnot applyif the OwnerrightfullyterminatesthisAgreementfor causeunder Sections13.1.4or        13.2.2.         (Paragraph deleted)        ARTICLE13   TERMINATIONORSUSPENSION        §13.1TerminationorSuspensionPriorto Executionofthe Design-BuildAmendment        §13.1.1If the Owner fails to make payments to the Design-Builderfor Work prior to execution of the Design-Build        Amendment   in accordance with this Agreement, such failure shall be considered substantial nonperformanceand        cause for termination or, at the Design-Builder’soption, cause for suspensionof performance of servicesunder this        Agreement.Ifthe Design-Builderelectsto suspendthe Work,the Design-Buildershall give seven days’writtennotice        to the Ownerbefore suspendingthe Work.In the event of a suspensionof the Work,the Design-Buildershallhave no         liability to the Owner for delay or damage caused by the suspension of the Work. Before resuming the Work, the        Design-Builder shall be paid all sums due prior to suspension and any expenses incurred in the interruption and        resumption of the Design-Builder’s Work. The Design-Builder’s compensation for, and time to complete, the         remaining Workshall be equitablyadjusted.          §13.1.2If the Ownersuspendsthe Project,the Design-Buildershall be compensatedfor the Work performedprior to         notice of such suspension. ‘Whenthe Project is resumed, the Design-Builder shall be compensated for expenses         incurred in the interruptionand resumption of the Design-Builder’sWork. The Design-Builder’s compensationfor,         and time to complete,the remainingWork shall be equitablyadjusted.          §13.1.3If the Owner suspends the Project for more than 90 cumulative days for reasons other than the fault of the         Design-Builder,the Design-Buildermay terminatethis Agreementby givingnot less than seven days’written notice.          §13.1.4Eitherparty may terminatethisAgreementuponnot lessthan sevendays’writtennotice shouldthe otherparty         fail substantiallyto perform in accordancewith theterms ofthis Agreementthrough no fault of the party initiatingthe         termination.           AlA Document A141“ —2014. Copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved, WARNING:This AIACDocument is mit.    protected by u.s.Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA5 Document, or any portion of it, may 28         result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA         software at 16:43:51 ET on 10/31/2018 under Order No.7640887244 which expires on 12/13/2018, and is notfor resale.         User Notes:                                                                                      (861424439) 

 

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                                                                                            for                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Work                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             §                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             attributable                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 §                                                                                                                                                                                                                                                                                                                                                                                                                                                                        §                                                                                                                                                                                                                                                                                                                                                                                                                                                        through                                                                                                                                                                                                                                                                                                                                                                                                                                                                 §                                                                                                                                                                                                                                                                                                                                                                                                                                       Design-Builder,                                                                                                                                                                                                                                                                                                                                                                                                                                                employees,                                                                                                                                                                                                                                                                                                                                     Architect,                                                                                                                                                                                                                                                                                                            total                             §                                                                                                                                                                                                                                                                                                                   the                                                                                                                                                                                                                                                                                                                            of                                                                                                                                                                                                                                                                                         §                                                                                                                                                                                                                                                                               days’                                                                                                                                                                                                                 the      matters                                      including                                                                                                                                                                                                                                                   §                                                                                                                                                                                                                                   Owner    any                                                                                                                                                                                       §        §                                                                                     §                                                                   terminate                                                                            Owner                          MA                                                                                                                     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                                                                                                                                                                                                                                                                                                                                                                                                                                      13.2.1   13.2                                                                                                                                                                                                                                                                                                                                                                                                                                                                 13.2.1.1                                                                                                                                                                                                                                                                                                                                              13.2.1.2                                                                                                                                                                                                                                                                                        13,2.1.3                                                                                                                                                                                                                                                     13.2.1.4                                                                                                                                                                                               13.2.2                                                                                                                                                                                       13.2.2.1                                                                                                                                                                                                                                                                                                                            the                                                                                     13.2.2.2                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                                                   entire                                                                                                                                                                                                                 Owner,                          Document                                                                                                                                                                                                                                            other                                                                                                                                                                                                                                                                                                          number Notes:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      performed                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Termination                                                                                                                                                                                                                                                                                written                                     Work              in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 Owner’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          The                                                                                                                                                                                                                                                                                                                                                                                                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                                                                                                                                             .1                                                                            and                                                                                                                                                                                                                                                                                                                                                                                                   .3       .2                                                                                                                                                                                                                                                                                                                                                                        .4                   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                                                                                The                                                          .1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               the                                                                                                                                                                                       The                                                                             reasonable       16:43:51                                                                                                                                                                                                                                                                                                                                     a                                                                                     When                                                                                                                                                                                                                                            persons                                                                   employment                                                                                                                                                                                                                                                                                                                                                                                                                                               or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          Owner                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             to                                                                                                                                                                                                                 terminate                    U.S.                                                                                                                                                                                                                                                                                                                                     Consultant,                                                                                                                                                                                                                                   repeatedly                                                                                                                                                                                                                                                                                                                                                                                                                                                        act                                                                                                                                                                                                                                                     the                                                                                                                                                                                                                                                                                        one                                 under                           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                                                                       any              civil                                                                                                                                                                                                                                                                                                                                                                                          the                                 Issuance                                                                                                                                                                                                                                                                                                                                                                                                   Because  An                                                                                                                                                                                                                                                                                                                                                                                 made                                                                                                                                                                                                                                                                                                                                                                         The                                         stopped;                                                                                                                                                                                                                                                                                                                                                                reasonable                                                                                                                                                                                       Owner                                                                                                                                                                                                                                                                                                                                              Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              termination                                                                                                                                                                     reasonable                                                                                                                                                                              fails                                                                                                                                                            repeatedly                                                                                                                                          fails                                                                                                                        repeatedly                                                                                                                                                   or                                                                                                                                 accordance                                                                                                                orders                                                                                                       is                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 convenience                                                 construction Exclude                    Copyright                                                                                                                                                                                                                                                                                                          days                                                                                                                                                                                                                                                     Work                                                                                                                                                                                                                                                                                                                                                                                                                                       for                                                                                                                                                                                                                                                                                                                   by                                                                                                                                    or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      prior                                                                                                                                                                                                                                                                                         of                                                                                     any                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     compensation       ET                            m                                                                                                       otherwise         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         act              and                                                                                                                                                                                                                                                                                                                                                                                          reason                                                                                                                                                                                                                          to                                                                                                                                                                                                                    other                                                                                                                                                       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                             or                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                   the                                                                                                                                                                                                                                                                                                                                                                        Owner           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                                                                                        make                                                                                                                                                                                                                                                                                        reasons                                                                                                                                                                                                                                                                                                                   Owner                                                                                                                                                                                                                                                                                                                      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                                                                                                                                                                                                              Contract                                                                                                                                                                                                                                                                                                                                                                                          for                                                                                                                                                                                                                                                                                                                                                                evidence                          Copyright                                                                                                                                                            refuses                                                                                                                                                                                                                                                           an                                                                                                                                                                                                                                                                                                                                                                                                                                                                          Design-Builder                                                                            the                                                                                                                                                                                                                                                                                                                                                                                                                                       the                                                                                                                                                                     time                                                                   the                                                                                                                public                                                                                                                                                                                                                                                   has                 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                                                                                                                                                                                                                                                                                                                                                                         for                                                                                                       guilty                                                                                                                                                                                                                                                                                                                                                                                                                                                         the                    and                                                          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                                                                                                                                                                                          order                                                                                                                                                   proper                                                                                                                                                                                                                                                                                                                                                                                           withholding                                                                                                                                                                                                                                                                                                                                                                                                                                                                  may                                                                                                                                                                                                                                                                                                                                                                                  on                                                                                                                                                                                                                                   to                                                                                                                                                                                                                                            performing                                                                                                                                                                              the                                                                   Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                       following                                                                            Design-Builder                                                                                                                                                                                                                                                                                                                   as                                                                                                                                                                                                                                                                                                                                                                         failed                                                                                                                                                                                                                                                                                                                                              may                                                                                                                                                                                                                                                                       and                                                                                                                                                                                                                                                                                         described                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     under                                                                                                                                                                     consistent        under                                                                                                                                                                                                                                                                                                           for                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              which                    International                                                                                                                                  their                                                                                                                                                                                                                                                                                                                                                                                                                                                or                                                                                                                                                                                                                                                                                                                                                                                                                                                         Design-Builder,                                                                                       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                                                                                                                                                       without                                                                                                                                                                                                                                                                                                                                                                                  a                                                                                                                                                                                                                                                     for                                                                                                                                                                                                                                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                                                                                                  completion,                                                                                                                                                                                                                                                                       profit,                                                                                                                                                                                                                                                                                                                                                                as                                                                                                                                                                                                                                                                                                                            contract                          2004                                                                                                                                                                                                                          the                                                                                                                                                   materials;        Order                                                                                                                                                                                                                                                                                                                                 terminate                                                                                                                                                                                                  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                                                                                                              or                                                                                                                                  respective              and                                                                                                                                                                                                                                                                                                                                                                                                                              a                                                                                                                                                                                                                                                                                                                             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                                                                                                                                                                                                                                                                           required                                                                                                                                                                                                                                                                                                                                                                                                   not                                                                                                                         applicable                                                                                                                                                                                                                                                     period                                                                                                                                          to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                  recover                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              the                                                                                                                                                                                                                                   the                                                                                                                                                                                                                                                                                                                                                                                                                              court                                                  and                                                                                                                                                                                                                                                                                                                                     their                                                                                                                                                                                                                                                                                                                                                                         furnish                                                                                                                                                                                            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                                                                                                                                                                                                                                                                                                                                                                                       cause.                                                                                                                                                            to                                                                                                                           in        No.7640887244                                                                                     exist,                                                                                                                                                                                                                                             portions                                                                                                                                                                                                                                                                                                                                                                                                    issued                                                                                                                                                                     with                                                                                                                                                                                                                                                                                                                                                                                                             as                                                                                      Section                                                                                                                                                                                                                                                                       costs                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                fault                                                                                                                                                                                                                                                                                                                                                                                           certification                                                                                                                                                                                                                                                                                                                                                                                                                                                performing                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Execution                    Treaties.                                                                                                                                                                              by                                                                                                                                                                                                                                    Owner’s                                                                                                                                                                                                                                                                                                                    in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              Design-Builder                          2014                                                  machinery                                                                                                                or                                                                                                                                                             supply                                                                                                                                                                                                                   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                                and                                                                                                                                                                                                                                                                                                                                                                                                             declaration                                                                             and              prosecuted                                                                                                                                                                                                   the                                                                                                                                  by                                                                                                                                                                                                                                                                                                                                              the                                                                                                                                                                                                                  from                                                                                                                                                                     the                                                                                     the                                                                                                                                                                                                                                                                                                           or                                                                                                                                                                                                                                                                                                                                                                                                                              other                                                                                                                                                                                                                                                                                                                                                                         to                                                                                                                                                                                                                                                                       incurred                                                                                                                                                                                                                                                 of                           by                                                                                                                                  agreements                                                                                                                                                                                                                                                      60                                                                                                       breach                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Contract                                                                                                                                                                                                                                                                                                                                                                                                    a                                                                                                                                                                                                                                                                                                                                                                                  Payment                                                                                                                                                                                                                                                                                                                             the                                                                                                                                                                                                                                                                                Contract                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          upon                                                                                                                         laws,                                                                                                                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                       if                                                                                                                                                                              date                                                                                                                                                                                                                                                                                                                                                                Section                           The                             the                                                                   may,                                                                                                                                                                                                                                                                                                                                                                                                                              13.1.6                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                                                                                                    Certificate                    Unauthorized                                                                                                                                                                                                                           Design-Builder                                                                  120                                                                                                                                                                     date                                                                                                                                                                                                                                                                                                                                              Reimbursable                                                                                                                                                                                                                                            of                                                                                     Owner                                                                                                                                                                                                                                                                                                                                              Contract                                                                            the                                                                                                                                                                                                                                                      consecutive                                                                                                                                                            an                                                                                                                                                                                                                                                                                                                                     or                                                                                                                                                                                       the                                                                                                                                                                                                                                                                                         13.2.1.1                                                                                                                                                                                                                  the                                                                                                                                                                                                                                    obligations                                                                                                                                                                                                                                                                                                                             Design-Builder,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    of                                                                                                                                                                                                                                                                                                                                                                                                                              public                           American                                                                                                                                                                                                                                                                                                                                                                                                                      Architect,                                                                                                                                                                                                                                             the                                                                                                                                                                                                                                                                                                                    13,2.3                                                                                                                                                                                                      Design-Builder,                                                           site                                                                                                                                                                                                                                                                                                          Design-Builder                                                                                                                                                             Architect,        which                                                                                                                                                                                                                                                                                                                                                                                                                                                portions                                                                                                                                                                                                                                                                                                                                      employees                                                                                                                                                                               required                                                                                                                                                                                                                                                                                                           days                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          not                                                  if                                                                                                                                                                                                                                                                                                                                                                                           as                                                                                       the                                                                             Design-Builder’s                                                                                                                                           Consultants,                                                                                                                                                                                       Design-Builder                                                                                                                         statutes,                                                                                                                                                                      of                                                                                                       of                                                                    subject                                                                                                                                                                                                                  Owner                                                                                                                                                                                                                                                                       by              to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     be                                                  purchased                                                                                                                                                                                                                                                                                                                                                                                                                                                                  if                                                                                                                                                                                                                                             Work                                                                                                                                                                                                                                                                                                                                                                                                             of                                                                                                                                                                                                                                                                                                                                                                7.2.7,                                                                                     may                                                                                                                                                                                                                                                                                                   provided                                                                                                                                                                      Substantial                                                                                                                                                                                                                                                                                                                                                                                  within                                                                                                       a                                                                                                                                                                                                                                                                                and                                                           and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           less              the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Design-Build        expires                                                                                                                                                                                                                                                                       reason                                                                                                                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                           in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      greater                                                                                                                                  with                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              is                                                                                                       provision                                                                                                                                                                                                                                                                                                                                                                                                                               authority                                                                                                                                                                                                                                                                                                                                                                                                             national                                                                                                                                                                                                                                                                                                                                               if,                                                                                                                                                                                                                                                                                                                    constitute                                                                                                                                                                                                                                                                                         or                                                                                                                                                                                                                                                                                                                                                                                                    for                           Institute              maximum                     reproduction                                                                                                                                                                                                                                                                                                           any                                                           take                                                                                                                                                                                                                 recover                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           than                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              not                                                                                     without                                                                                                                                                                                                                                                                                                                                                                                                                                                of                                                                    to                                                                                                                                                                              by                                                                                                                                                                                                                                                                                                                                                                                                                                                                  Work                                                                                                                                                                                                                  as                                                                                                                                                                                                                                                      days                                                                                                                                                                                                                                                                                                                                              through                                                                                                                                                                                                                                                                                         13.2.1.2                                                                                                                                                                                                                                             under                                                                                                                                                                                                                                    under                                                                                                                         ordinances,                                                                                                                                                                                                                                                                                                                                                                                                                                                         a                                                                                                                                                             or                                                                                                                                                                                                                                                                                                                                                                                                    Payment                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       Expenses        on                                                                                                                                                                                                                                                                                                                                                                                  the                                                                                                                                                                                                                                                                                                                                      or                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                    any                                                                                                                                                                                                                  provided                                                                                                                                                                                                                           may,                                                                                                                                                                                                                                                                                                           365-day                                                                                                                                                                              this                                                                                                                                                                                                                                                                       of                                                                                                                                                                                                                                                                                                                                                                                                                                                         Consultant,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              otherwise                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      than                                                                                                                                                             enough                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           seven                                                           possession        12/13/2018,                               for                                                                                                                                                                                                                                                                                                                                                                                           in                           of                                                                                                                                                                                                                                                                                                                                      any                                                                                                                                           or                                                                                                                                  Design-Builder;                                                                                                                                                                                                                                                      through                                                                                                                                                                                                                                                                                                                                                                                                             emergency                                                                                                                                                                                                                                                                                                                                                                                  time                                                                                                                                                                                                                                                                                                                             repeated                                                                                                                                                                                                                                                                                                                                                                                                                               having                                                                                                                                                                                                                                                                                                                                                                                                                                                 Work                                                                                                                                                                                                                                                                        such                                                                                                                                                                                                                                                                                                                                                                                                                                                                  is                                                                                                                                                                      Completion;                           Architects.                                                                                                       of                                                                    prior                                                                                                                                                                                                                                                                                                                                                                         promptly,              extent                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                                             contract                                                                                                                                                                               Agreement,                                                                                                                                                                                                  Section                                                                                                                                                                                                                                                                                 from                                                                                                                                                                                                                                    the                                                                                      prejudice                                                                                                                                                                                                                     in                                                  the                                                                                                                                           Contractors                                                                                                                                                                                                                           upon                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Amendment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      the                                                                                                                                                                                                                                                                                                                                                                                                                                                                  stopped                                                                                                                                                                                                                                                                                                                                      other                                                                                                                                                                                                                                                                                                                                               no                                                                                                        the                                                                                                                                                                              exists,                     or                                                                                                                                                                                                                                                                                                                    the                                                                             surety,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           days’                                                                                                                                                                                                                                                                                                                                                                                  stated                                                                                                                                                                                                                                                                                                                                                                                                    and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                Design-Builder                                                                                                                                                                                                                                                                        temiination,                                                                                                                                                                                                                                    Design-Build                                                  project.;                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        then                                                                                                                                                                                                                                                                                                           period,                                                                                                                                                             properly                     distribution                                                                                                                                                                                                                                                                                                                                                                                                                                                 under                                                                    rights                                                                                                                                                                                                                  in                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      compensation               possible                                                                                                                                                                                                                                                                                                                                               act                                                                                                                                                                                                                                                                                the                                                                                                        Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                               jurisdiction                                                                                                                         codes,                                                                    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                                                         persons                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               compensated.                                                                                                                                                                                                                                                                                                                             suspensions,                                                           has                                                                                                                                                                                                                  Section                           All                                                                                                                                                                                                                                                                                                                                                                                           9,5,1,                                                           of                                                                                                                                                                                                                                             with                                                                                                                                                                                                        or                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           written                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        due                                                                                                                                                                                                                                                                                                                                               or                                                                                                                                                                                                                                                                                 Owner                                                                                                                       that                                                                                                                                                                                                                                                      act                                                                                                                                                                                                                                                                                                                                                                                  in                                                                                                                                                                                                                                                                                                                                                                                                                                                                  for                                                                                                                                                                                                                                                                                                                                                                         upon        is                                                                                      to                           rights                                            if                                                                                                                                                                                                                                                                                                                                                                                                                                                 direct                                                                    of                                                           all                                                                                                                                                                                                                                                                                                                                                                                                    not        not                                                                                                                                                                                                                                                                                                                                                                                                                                                          a                                                                                                                                                                                                                                                                                                            whichever                                                                                                                                                                                                                                                                                                                                                                                   the                                                                                                                                                                               or                                                                                                                                                                                                                                                                                                                                               fault                                                                                                                                                                                                                                                                                          Design-Builder                                                                                      any                                                                                                                                           for               under                                                         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                                                                                                                                         entities                                                                                                                                                                                                                                                                                                                                                                                                                               that               the                                                                                                                                                                                                                                                                                                                                               of                                                                                  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                                                                        of                                                                                                                                                                                                                                                                                                                                                                                                                               requires                                                                                                                                                                                                                                                                                                                                                                                                             all                                                                                      rights            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                   the                                                                                                                                                                                                                           days’                                                                                                                                                                                                                                                      the                                                                                                                          regulations,                           WARNING:                                                                                                                                                                                                                                                                                                                                                 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                         contract                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      in                                                                                                                                                                                                                                                                                          may,                                                                                      or               document                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               event                                       Design-Builder                                                                                                                                                                                                                            written                                                                                                                                                                                                                                                                                                                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     29 

 

       .2   Accept assignmentof the Architect,Consultantand Contractoragreementspursuant to Section3.1.15;             and        .3   Finishthe Work by whateverreasonablemethodthe Ownermay  deem expedient.Upon writtenrequest             of the Design-Builder,the Owner shallfurnishto the Design-Buildera detailedaccountingof the costs             incurredby the Owner in finishingthe Work.  §13,2.2.3When  the Owner  terminates the Contract for one of the reasons stated in Section 132,2.1, the Design-Buildershall not be entitled to receive furtherpaymentuntil the Work is finished,  §13.2.2.4If the unpaid balance of the Contract Sum exceeds costs of finishing the Work and any other damages incurred and disputed amount claimed by the Owner and not expressly waived, such excess shall be paid to the Design-Builderfor the actual unpaid costsincurredin performingthe Work as of the date of termination.If such costs and damagesexceedthe unpaid balance and any otherdamagesand disputedamounts claimedby Design-Builder,the Design-Buildershallpay the differenceto the Owner.The obligationfor such payments shall survivetermination of the Contract.  §13.2.3Suspensionbythe OwnerforConvenience §13,2.3.1The Ownermay, without cause, orderthe Design-Builderin writingto suspend, delay or inteimpt the Work in whole or in part for suchperiod of time as the Ownermay determinesubjectto the provisions of this article.  §13,2.3,2The Contract Sum and  Contract Time shall be adjusted for increases in the cost and time caused by suspension, delay or interruption as described in Section 13.2,3,1.Adjustment of the Contract Sum shall include profit.No adjustmentshall be made to the extent         .1   that performanceis, was or would have been so suspended,delayed or interruptedby anothercause for              whichthe Design-Builderis responsible;or         .2   that an equitable adjustmentis made or deniedunder anotherprovision of the Contract.  §13.2.4Terminationbythe OwnerforConvenience §13.2.4.1The Ownermay,  at anytime, terminatethe Contractfor the Owner’s convenienceand without cause.  §13.2.4.2Upon  receipt of written notice from the Owner of such termination for the Owner’s convenience, the Design-Buildershall         .1   cease operationsas directedby the Ownerin the notice;         .2   take actionsnecessary, or that the Ownermay direct, for the protection and preservation of the Work;              and,         .3   exceptfor Work directedto be performedprior to the effectivedate of termination stated in the notice,              terminate all existing Project agreements, including agreements with the Architect, Consultants,              Contractors,and purchase orders, and enterinto no furtherProject agreements andpurchase orders.                                                                                     be entitled receive §13.2.4.3In case of such termination for the Owner’s convenience,the Design-Builder shall    to paymentfor Workexecuted,and  costs incurredby reasonof suchtermination,alongwith any commitmentswhichhad becomefirm  prior to termination includingreasonableoverheadand profit for the Work actuallyexecuted.   (Paragraph deleted)  ARTICLE14  CLAIMSANDDISPUTERESOLUTION  §14.1Claims  §14.1.1Definition.A Claimis a demand or assertionby one of the parties seeking, as a matter of right, payment of  money,extensionsoftime, andlor otherreliefwith respectto theterms ofthe Contract.The term ‘Claim”alsoincludes  other disputes and matters in question between the Owner and Design-Builder arising out of or relating to the  Contract.The responsibilityto substantiateClaimsshallrest with the party making the Claim.   §14.1,2Time Limitson Claims.The Owner  and Design-Builder shall commence all claims and causes of action,  whether in contract,tort, breach of warrantyor otherwise,againstthe other, arising out of or relatedto the Contract in  accordancewith the requirements of the binding dispute resolution method selected in Section 1.3,within the time  period specifiedby applicablelaw, but in any case not more than 10years afierthe date of SubstantialCompletionof  the Work.The Owner  and Design-Builderwaive all claims and causes of action not commencedin accordancewith  this Section 14.1.2.   AlA Document A141 “ — 2014. copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This AlA®Document is  protected by U.S. copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®Document, or any portion of it, may 30  result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA  software at 16:43:51 CT on 10/31/2018 underOrder No.7640887244 which expires on 12/13/2018, and is not for resale.  User Notes:                                                                                      (861424439) 

 

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                                                                                                                                                                                                                                                                                                                                                                                             Sections                     Treaties.                                                                                                                                                                                                                                                                                                                               the                                                                                                                           on                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                within                                                                                                                                                                                                                                                       for                           2014                                                                                                                                                                                                                                                                                                                                                                  make                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       After                                                                                                the                                                                                                                                                                                                                                                                                                                                                                                                                                                  the              be                                                                                                                                             and                                                                                                                                                                                                                                                                                                           scheduled                                                                      in                                                                                                                                                                                                                                                                                                                                                 a                                                                                                                                                               as                                                                                                                                                                                                                             arising                                                                                                                           Claims.                                                                                                                                                                                                                                                                                                                                                                                           Owner’s                                                                                                                                                                                                                                                                                                                     were                                                                                                                                                            14.1.3.1                                                                                                                                                                                                                                                                                  against                                                                                                                                                                                                                                                                                                                                                                                                              before                                                                                                                                                                                                                                                       loss                                                                                                                                                                                                                                                                                                                             basis                                                                                                                                                    final              prosecuted                                                                                                                                                                                                                                                                                                                                                                                                                                         payments                                                                                                                                                                                                                                                                                                                                               continuing                                                                              of                                                                                                                                                                                                                                                                                                                                                                                                    relating                                                                      whole                                         after                           by                                                                                                Owner                                                                                                                                                              a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         Payment,                                                                                                                                                                                                                                                                                                                                                                                                                                                  Design-Builder                                                                                                                                             B.3.2.l0                                                                                       of                                                    If                                                                                                                                                                                                                                                                 for                                                                             receiving                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       Final                                                                                                                                                                                                                                                                                                                                                                                                                                                         fmal                                                                                                                                                               condition                                                                                                                                                                                                in   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                          having                     Unauthorized                                                                                                                                                                                                                                                        of                                                                                        the                                                    the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              9.10.4                                                                                                                                                                                                                                                                                                                    abnormal                                                                                                                                                    payment                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       condition                                                                                                                                                                                                                                                                                                                               for                                                                                                                                                                                                                                                                                                                                                                Claim                                                                                                                                                                                          with                                           receipt                                                                                                                                                                                                  this     to                                                                                                                                                                                                                                                                                                                                                         Claim                                                                                                                                                                                                                                                                                                                                                                                                               proceeding                                                                                                                                                                                                                             directly                                                                                                                                                                                                                                                                                             days                                                                                                                                                                                                                                                               rental                                                                                                                                                                                                                                                       management                           American                                                                                                                                                                                                                                                                                   each        which                                                                      or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      and                                                                                                                                                                                                                                                                                                                                                                                                                                                          resolution                                                                                                                                                                                                                                                                                                             construction.                                                                                                                                                                                                                                                                                                                                                                                           directive.                                                                                      notice                                                                                                                                                                                                                                    for                                                                                                                                                                                                                                                                                                                                                                                                    to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       Payment,                                                                                                                                                                                                           all                                                  Design-Builder                                                                                               initiates                                                                                                                                                                                                                                                                                                                               a                                                                                                                                                                                                                                                                                                                                                                                                                      intends               to                                                                      in                                                                                                                                                                                                                                                                                                                                                                                                                                          in                                                                                                                                                                                                                                                                                                                               Claim                                                                                                                                  been                                                                                                                                                                                         the                                                                                                                                                                                                  Section                                                                                                                                             of                                                                                                                                                                                                                                                                                                                                                 delay,                                                                                                                                                                                                                                                                                                                                                                                                     an                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               or                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         Claims                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                after              the                                                                                                                                                                                                          consequential                                                                                                                                                                                                                                     losses                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      the          expires                                                                                                                                                                                                                                                                                                                                                 for                                                                                                                                                                                                                                                                                 other                                                                              the                                                                     part,                                                                                                                                                                                                                                                                                                                                                         shall                                                                                                                                                                                                                                                                                                                                                                                                                                        accordance                                                                                                                                                               precedent                                                                                                                                                                                                                                                                 expenses,                                         of                                                                                                                                             Exhibit                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               9.10.5,                                                                                                                                                      is                                                                                                                                                                                        requirements                                                                                                                                                                                                                                                                                                                                                                                                      emergency                                                                                                                                                                                                                           from                           Institute               maximum                                                                                                                                                                                                                                                                                                                    for                                                                                                                                                                                                 giving                       reproduction                                                     required                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Initial                                                                                                                                    rendered.                                            the                                                                              Design-Builder’s                                                                                                                                                                                                                                                                                                                                                                 an                                                                                                                                                                                                                                                                                                                                                                                                                        to                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  occurrence                                                                                                                                                     due,                                                                                                                                                                                                                                                                                                                               for                                                                                                 a                                                                      or                                                                                                                                                                                                                                                                                                                                                 only                                                                                                                                                                                                                                                                                                                                                        include                                                                                                                                                                                                                                                                                                                                                                                                             to                                  shall                                                                                                                                                                                                                                                                                  for                                                                                                                                                                                                                                      of                                                                                                                                                                                                                                                                                                                                                                                                                                                          of          on                                                                                                                                                                                                                                                                                                          the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Claims                                                                                                                                                                                                   14.1.7                                                                                                                                                                                                               make                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           by                                                                                                Claim,                                                                                                                                                                                                                                                                                                                                                                  increase                                            notice                                                                                                                                                                                                                                                      or                                                                                                                                                                                                                            the                                                                      (3)                                                                                                                                                                                                                                                                                                                                                                                                              execute                                                                                                                                                                                                                                                                                                                               additional                                                                                                                                                                                                                                    financing,        12/1312018,                                                                                                                                                                                                                                                                                                                                                                                                                                                          a                           of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               must                                                                                                                                             B                                                                                                                                     consequential                                                                                                                                                      excluding                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        rise                                                                                                                                                                                                                                                                                                                      period                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     Decision                                                                                                                                                                                                                                                        employee                                                                                                                                                                                                                                                                                                                                                                                                                                                            Claim,                                                                                                                                                                                                                                                                                                                                                 one                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         either                           Architects,                                                                                                                                                               to               extent                                                                                                                                                                                                                              Work,                                                                                                                                                                                                                                                                                                                                                                                                                                                 proceed                                                                                                                                             to                                                                     suggesting                                                                                                                                                                                                                                                               for                                                                                       under                                                                                                                                                                                                                                                                                                                                                                                                                                          with                                                     initiates                                                                                                                                                                                                                                                                                                                                                                                                                        a                                                                                                                                     Unless                                                                                                                                                                                                                                                                                                                                                          an                                                                                                                                                              mediation                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      by                                                                                                                                                                                                          damages                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        to                                                                                                                                                                                                   shall                                                                                                                                                                                              endangering                     or                                                                                                                                           this                                            required                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              be                                                                                                                                                                                                                                                                                                                                                                                                                      Claim                                                                                                the                                                                                                                                                                                                                                                                                                                                                 Claim                                                                                                                                                                                                                                                                 losses                                                                                                                                                                                         of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   of                                                                                                                                                                                                                                                                                                                                                                                                               the                     distribution                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                                                                                                                                                  in                                                                                                                                                                                                                                                                                                                                                          estimate                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        either               possible                                                                                                                                                                                                                                                                                                                      of                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          the                                                                                                                                                                                                                                                                                                                                                                                                                                        the                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               initiated                                                                                                                                                                                                                                                                                                                                                                                                                                                           except                                                                                        Section           and                                                                                                                                Agreement,                                                                                                                                                                                          the                                                                                                 Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 the                                                                                                                                                                                                                                                                                                                                time,                                                                                                                                                                                                                                      business                                                                                                                                                                                                                                                                                                                                                                   the                             All                                                                                                                                                                                                                                                                                                                                                                                                                                                      requirement                                                                                                                                                                                                                                                                                                                       time,                                                                                                                                                                                                 be                                                                                                                                                                                                                                                                                                                                                                                                               portion                                                                                                                                                       those                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         Claim,                                                                                                                                                                                                                                                        productivity                                                                                                                                                                                                                                                                                                                                                                                                                                                   diligently                                                                                                                                     otherwise                                                                                                                                                                                                                                                                                            Design-Build                                                                                                                                                                                                                                                                                                                                                                                                                        for                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           Owner                                                    a                                                                                                                                                                                                                                                                                                                                                 is                                                                              response:        is                                                                                                                                                                                          Design-Build                           rights                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   event                                                                                                                                                                                                                                                                 of                                                                      a                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      the                                                                                                                                                                                                            due                                                    Claim,                                                                                                                                                                                                 deemed                                                                                                                                                                                                                                                                                                                                                                  Contract                                          under         not                                                                                                                                                                                                                                                                                   damages                                                       necessary.                                                                                                                                                               of               under                                                                                                                                                                                                                                                                                                                                                                                                                                                          as                                                                       compromise.                                                                                                                                                                                                                                                                                                                                      an                                                                                                                                                                                                                                                                                                                             such                                                                                                                                                                                                                                                                                                                                                          of                                                                                                                                                                                                                                                                                                                       could                                                                                                                                                                                                                                                                 use,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               by                                                                                                                                                       arising         for                     of                                                                                        14,1.3.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      Owner                                                                                                                                                                                                                                                                                                                                                                                                                                                            otherwise                                                                                                                                                                                                                                                                                                                                                                                                     life                                                                                                                                                                                                          to                                                                                                                                                                all                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         whichever                           reserved.                                                                                                                                                                                                                                                                                                                                                                                                               of      increase                                                                                                                                                                                                                                                                                                                                                          cost                                                                                                                                                                                                                                       and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   giving                     this                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            or           resale.                                                                                                                                                                                                                                                                                                                                                                                                                                                                             prompt               the                                                                                                                                                                                                            either                                            Section                                                                                                                                                                                                                                                                                                                               Claim                                                                                                                                                                                                                                                                                                                                                                                                               the                                                                                                                                                                Claims                                                    the                                                                                                                                             unless                                                                                                                                     mutually                                                                                                                                                                                                                                                                                                                                                                                                                                                 with                                                                                                                                                                                                                                                                income,                                                                                                                                                                                                                                                                                                                                                                                                       or                                                                                                                                                                                                                                                                                                                       not                                                                              (1)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           Design-Builder                                                                                                                                                                                                   to                     AlA0                                                                                                                                                                                                                                      reputation,                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      as                                                                                                                                                                                                                                                                                                                                                          and                                                                                                                                                                                                                                                                                                                                                                   Time,               law.                                                                                                                                                                                                                                                        or                        arising                                                                                        1.                                                                                                                                                     under                                                                                                                                                                                                                                                                                                                                                                                                                Work                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        or                                                                                                                                                                                                                                                                                                                                                                                                      property                                                     Owner                                                                                                 shall                                                                                                                                                                                                                                                                                                                                                                                                                                        Documents.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      a                                                                                                                                                                                                  preclude                                                                              withdrawing                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   rise                                                                                                                                                                                                                                                                                                                       have                                                                                                                                                                                                                                                         of                            WARNING:                                                                                        Thereafter,                                                                                                                                                                                                            party’s                                                                                                                                                                                          Documents.                                                                                                                                                                                                                                                                                                                                                                                                                         in                                                                                                                                                                                                                                                                                                                                                                                                                                                   performance               This                                                                                                                                                                                                                                                                                                                               shall                                                                                                                                                                    Design-Builder                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               written                                                                                                                                                                                                                                                                                                                                                         of                                                                                                                           condition                     Document,                                                                                                                                                                                                                                                                                                                                                                                                                                                            agreed                                                                                                                                              30                                                                                                                                                                                                                                                         the                                                                                                                                                              between                                            14.1.3.1:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          is                                                                                                                                                                                                                                                                                                                                                                                                                         the                                                                                                                                                                                                                                                                                                                                                          probable                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   to                                                                                                                                                                                                                                                                                                                                                                   written                                                                                                                                                                                                                                                                                                                                                                                                                that                                                                                                                                                                                                                                                                 profit,                                                                                                                                                       Sections                                                                                                  provide                 document                                                                                                                                                                                                                                                           out                                                                                                                                   agreed                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          later.                                                                                                                                            days                                                                                                                                                                                                                                                                                                                      been                                                                                                                                                                                                                                                         services                                                                                                                                                                                                                                                                                                                               be                                                     will                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   such                                                                                                                                                                                                                                                                                                                                                                                                                         Contract                                                                                                                                                                                                            termination                                                                                                                                                                                                                                     and                                                                                                                                                             arising                                                                                                                                                                                                                                                                                                                                                                                                                relates                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               notice                                                                                                                                                                                                                                                                                 of                                                                                                                                                                                                                                                                                                                                                                                                                                                            in                                                                                                                                                                                                   an                                                                                                                                                                                                                                                                                                                               documented                            This                                                                                                                                              have                                                                                                                                                                                                                                                                                                                       reasonably                      or                                                     take                                                                                                                                                                                                                                                                                                                                                                                                                                                          writing                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     precedent                                                                                                                                                                                                                                                                                    or                                                                                                                                                                the                                                                                                                                                                                                                                                                  financing,                                                                                        the                                            (1)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    Claim                                                                                                                                                                                                                                     for                                                                                                                                    in                                                                                                                                                                                                                                                                                                                                                                   notice                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            must                                                                                the                                                                                                                                                                                                    award               was                      any                                                                                                                                                                                                                                                                                                                                                           effect                                                                                                  a                                                                                                                                                       10.3                             AIA&                                                                                                                                                                                                                                                                                    relating                                                                                                                                     writing,                                                                                                                                                                                                                                                         of                                                                                                                                                                                                                                                                                                                                                                                                                                                   of                                                                                                  written                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               to                                           request                                                                                                                                                              Owner                                                                                                                                                                                                                                      loss                                                                                                                                                            under                                                                                                                                              passed                                                                                                                                                                                                                                                                                                                                                                                                               to                                                                                        Owner                                                                                                                                                                                                                                                                                                                                                                                                                         Sum,                                                     one                                                                                Claim                      portion               produced                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         that                                                                                                                                                                                                                                                         such                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                the                                                                                                                                                                                                                                                                                                                                                                                                                                                    the                                                                                                                                                                                                                                                                                                                                                                                                                the   (861424439)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            be                            Document                                                                                                                                                       and                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 or                                                                                                                                                                                                                                                                                                                                                                                                                                                            or                                                                                                                                                                                                                                                                                                                                                                    as                                                                                                                                                                                                                                                                                                                                                          of                                                                                                                                                                                                                                       of                                                                                                                                                                                                    of                                                                                                                                                                                                            in                                                     or                      of               by                      it,                AlA                      may                            is                     31 

 

      additional supporting data, (2) render an initial decisionrejecting the Claim in whole or in part, (3) render an initial       decision approvingthe Claim, (4) suggest a compromiseor (5) indicate that it is unable to render an initial decision       becausethe Ownerlacks sufficientinformationto evaluatethe merits of the Claim.                                                                                       or     informationfrom       §14.2.3In evaluating Claims, the Ownermay, but shall not be obligatedto, consult with seek       personswith specialknowledgeor expertisewho mayassistthe Owner in rendering a decision.The retentionof such       persons shall be at the Owner’s expense.                                                                                    furnish additionalsupporting       §14.2.4If the Ownerrequests the Design-Builderto providea responseto a Claim or to       data, the Design-Builder shall respond, within ten days after receipt of such request, and shall either (1) provide a       response on the requested supporting data, (2) advise the Owner when the response or supporting data will be       furnishedor (3) advisethe Ownerthatno supportingdatawillbe furnished.Uponreceipt of the responseor supporting       data,if any, the Ownerwill eitherreject or approvethe Claimin whole or in part.                                                                                     and (3) identif’ any change       §14.2.5The Owner’sinitial decisionshall (I) be in writing;(2) state the reasons therefor;       in the ContractSum or ContractTime or both. The initialdecisionshall be fmal andbinding on the partiesbut subject       to Sections 14.3and 14.4 of this Agreement.         §14.2.6Deleted        (Paragraph deleted)                                                                           asserting such Claim may proceed in       §14.2.7If a Claim relates to or is the subject of a mechanic’s lien, the party       accordancewith applicablelaw to complywith the liennotice or filingdeadlines.        (Paragraph deleted,)       §14.3Mediation                                                                               the Contract, exceptthose waived       §14.3.1Claims,disputes,or othermattersin controversyarisingout of or relatedto       as provided for in Sections 9.10.4, 9.10.5, and 14.1.7,may be subject to mediation upon mutual agreement of the       Owner  and the Design-Builder.                                                                                    mutually agree otherwise,the       §14.3.2If the parties endeavorto resolvetheir Claimsby mediation,unless the parties       mediationshallbe administeredby the AmericanArbitrationAssociationin accordancewith its ConstructionIndustry       Mediation Procedures in effect on the date of the Agreement, as may be modified upon mutual agreement of the       parties.A request for mediation shallbe made in writing,deliveredto the otherparty to the Contract,andfiledwith the       person or entity administeringthe mediation.The requestmaybe made concurrentlywith the filing of binding dispute       resolution proceedings but, in such event, mediation shall proceed in advance of binding dispute resolution       proceedings,which shallbe stayedpendingmediationfor a period of 60 days from the date of filing, unless stayedfor        a longer period by agreement of the parties or court order. If an arbitration proceeding is stayed pursuant to this        Section 14.3.2,the parties may nonethelessproceedto the selectionof the arbitrator(s)and agree upon a schedulefor        later proceedings.                                                                                            be held in the county        §14.3.3Theparties shall sharethe mediator’sfee andanyfilingfees equally.The mediationshall        where the Project is located, unless anotherlocationis mutually agreedupon. Agreementsreached in mediationshall        be enforceableas settlement agreementsin any courthavingjurisdiction.         §14.4Arbitration                                                                                       in Section 1,3,any Claim        §14.4.1If the parties have selected arbitrationas themethod for binding disputeresolution        subject to, but not resolved by, mediation shall be subject to arbitration which, unless the parties mutually agree        otherwise,shallbe administeredby the AmericanArbitrationAssociationin accordancewith its ConstructionIndustry        ArbitrationRules in effect on the date of the Agreement.A demandfor arbitrationshallbe made in writing, delivered        to the other party to the Contract, and filed with the person or entity administeringthe arbitration.The party filing a        notice of demandfor arbitrationmust assert iii the demandall Claimsthen known to that party on which arbitrationis        permittedto be demanded.                                                                                      dispute, or other matter has        §14.4.1.1A demand for arbitrationshall be made within a reasonable time after Claim,        arisen,but in no event shall it be made afterthe datewhenthe institutionof legal or equitableproceedingsbasedonthe                                                                                                       AlAn        AlA Document M41 “ —2014. copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This Document is Imt,   protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®Document, or any portion of it, may 32        result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This documentwas produced byAlA        software at 16:43:51 CT on 10/31/2018 under Order No.7640887244 which expires on 12/13/2018, and is not for resale.        User Notes:                                                                                      (861424439) 

 

      Claimwould  be barredby the applicablestatute of limitationsor statuteof repose.For statute of limitationsor statute       of repose purposes, receipt of a written demand for arbitrationby the person or entity administeringthe arbitration        shall constitutethe institutionof legal or equitable proceedingsbased on the Claim.         §14.4.2The award rendered by the arbitrator or arbitrators shall be fmal, and judgment may be entered upon it in        accordancewith applicablelaw in any courthavingjurisdiction. The parties agreethe arbitrator shall have no power,       jurisdiction, or authorityto award punitive or exemplarydamagesto anyparty.         §14.4.3The foregoingagreementto arbitrate,and otheragreementsto arbitratewith an additionalperson or entityduly        consentedto by parties to the Agreement, shall be specificallyenforceableunder applicable law in any court having        jurisdiction thereof.         §14.4.4Consolidationor Joinder        §14.4.4.1Eitherparty, at its sole discretion,may consolidatean arbitrationconductedunder this Agreementwith any        other arbitration to which it is a party provided that (1) the arbitration agreement governing the other arbitration        permits consolidation,(2) the arbitrationsto be consolidatedsubstantiallyinvolve common questions of law or fact,        and (3) the arbitrationsemploymaterially similar proceduralrules and methodsfor selecting arbitrator(s).         §14.4.4.2Either party, at its sole discretion, may include by joinder persons or entities substantially involved in a        commonquestionof  law or fact whosepresence is requiredif completerelief is to be accordedin arbitration,provided        that the party soughtto be joined consents in writing to suchjoinder. Consentto arbitration involving an additional        person or entity shall not constitute consent to arbitration of any claim, dispute or other matter in question not        described in the written consent.         §14.4.4.3The OwnerandDesign-Buildergrant to anyperson or entitymade a party to an arbitrationconductedunder        this Section 14.4,whetherby joinder or consolidation,the same rights ofjoinder and consolidationas the Owner and        Design-Builderunder this Agreement.         (Paragraph deleted)        ARTICLE15   MISCELLANEOUSPROVISIONS        §15.1GoverningLaw        The Contract shall be governedby the laws of the Statewhere the Projectis located, except that, if the parties have        selected arbitrationasthe method of binding disputeresolution,the FederalArbitrationAct shall governSection 14.4.         §15.2Successors and Assigns        §15.2.1The Owner  and Design-Builder,respectively, bind themselves, their partners, successors, assigns and legal        representatives to the covenants, agreements and obligations contained in the Design-Build Documents. Except as        provided in Section 15.2,2,neitherparty to the Contractshall assignthe Contractas a whole withoutwritten consent of        the other. If either party attempts to make such an assignment without such consent, that party shall nevertheless        remain legally responsiblefor all obligationsunder the Contract.         §15.2.2The Ownermay,without  consentof the Design-Builder,assignthe Contractto a lenderprovidingconstruction        financingfor the Project,if the lender assumesthe Owner’srights and obligationsunderthe Design-BuildDocuments.        The Design-Buildershall executeall consentsreasonablyrequired to facilitatesuch assignment.                                                                                                          other         §15.2.3If the Ownerrequeststhe Design-Builder,Architect,Consultants,or Contractorsto executecertificates,         than those requiredby Section3.1.10,the Owner shall submitthe proposedlanguageof such certificatesfor review at         least 14 days prior to the requested dates of execution. If the Owner requests the Design-Builder, Architect,         Consultants, or Contractors to execute consents reasonably required to facilitate assignment to a lender, the         Design-Builder,Architect, Consultants, or Contractors shall execute all such consents that are consistentwith this         Agreement, providedthe proposed consent is submittedto them for review at least 14 days prior to execution.The         Design-Builder,Architect, Consultants,and Contractorsshall not be required to execute certificatesor consentsthat         wouldrequire knowledge,services or responsibilitiesbeyondthe scopeof their services.          §15.3WrittenNotice         Written notice shall be deemed to have been duly served if delivered in person to the individual reasonably having         authorityto acceptsuchnotice, to a member of the firm or entity, or to an officer of the corporationfor which it was          AlA Document A141 T4 —2014. Copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This AlA®Document is lnit.   protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®Document, or any portion of it, may 33         result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA         software at 16:43:51 ET on 10/3112018 under Order No.7640887244 whichexpires on 12/13/2018, and is not for resale.         User Notes:                                                                                      (861424439) 

 

      intended; or if deliveredat, or sent by registeredor certifiedmail or by courier service providingproof of deliveryto,       the last business addressknown to the party givingnotice.        §15.4RightsandRemedies       §15.4.1 Duties and obligations imposed by the Design-Build Documents, and rights and remedies available       thereunder, shallbe in additionto andnot a limitationof duties,obligations,rights and remedies otherwiseimposedor       available by law.        §15.4.2No action or failureto act by the Owner or Design-Buildershall constitutea waiver of a right or duty afforded       them under the Contract, nor shall such action or failure to act constitute approval of or acquiescencein a breach       thereunder, except as may be specificallyagreed in writing.        §15.5Tests andInspections       §15.5.1Tests, inspections and approvals of portions of the Work shall be made as required by the Design-Build       Documents  and by applicable laws, statutes, ordinances, codes, rules and regulations or lawful orders of public       authorities. Unless otherwiseprovided, the Design-Buildershall make arrangements for such tests, inspectionsand       approvals with an independenttesting laboratory or entity acceptableto the Owner, or with the appropriatepublic       authority, and shallbear all related costsof tests, inspectionsand approvals.The Design-Buildershall givethe Owner       timely notice of when and where tests and inspections are to be made so that the Owner may be present for such       procedures. The Owner shall bear costs of (1) tests, inspections or approvals that do not become requirementsuntil       after bids are received or negotiations concluded, and (2) tests, inspections or approvals where building codes or       applicablelaws or regulationsprohibitthe Owner from delegatingtheir cost to the Design-Builder.        §15.5.2If the Owner determines that portions of the Work require additional testing, inspection or approval not       included under Section 15.5.1,the Ownerwill instructthe Design-Builderto make arrangementsfor such additional       testing, inspectionor approvalby an entityacceptableto the Owner,andthe Design-Buildershallgivetimelynotice to       the Owner of when  and where tests and inspections are to be made so that the Owner may be present for such       procedures. Such costs, except as providedin Section 15.5.3,shall be at the Owner’s expense.        §15.5.3If such procedures for testing, inspection or approvalunder Sections 15.5.1 and 15.5.2 reveal failure of the       portions of the Work to comply with requirements established by the Design-Build Documents, all costs made       necessary by such failure shall be at the Design-Builder’sexpense.        §15.5.4Required certificates of testing, inspection or approval shall,unless otherwise required by the Design-Build       Documents, be securedby the Design-Builderand promptly deliveredto the Owner.        §15.5.5If the Owneris to observetests,inspectionsor approvalsrequiredby the Design-BuildDocuments,the Owner       will do so promptly and, where practicable,at the normalplace of testing.         §15.5.6Tests or inspections conductedpursuant to the Design-Build Documents shall be made promptly to avoid       unreasonable delay in the Work.         §15.6ConfidentialInformation        If the Owner orDesign-BuildertransmitsConfidentialInformation,the transmission of such ConfidentialInformation        constitutes a warrantyto the party receivingsuch ConfidentialInformationthat the transmittingparty is authorizedto        transmit the ConfidentialInformation,If a party receives ConfidentialInformation, the receivingparty shallkeep the        ConfidentialInformationstrictly confidentialand shallnot discloseit to any otherperson or entity exceptas set forth        in Section 15.6.1.         §15.6.1A party receiving ConfidentialInformationmay disclosethe ConfidentialInformation as required by law or        court order, includinga subpoenaor otherform of compulsorylegalprocess issuedby a court or governmentalentity.        A party receiving Confidential Information may also disclose the Confidential Information to its employees,        consultants or contractorsin order to perform services or work solely and exclusively for the Project, providedthose        employees, consultants and contractors are subject to the restrictions on the disclosure and use of Confidential        Information as set forth in this Contract.          AlA Document A141Tl —2014. Copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This AlA5 Document is nit,   protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA5 Document, or any portion of it, may 34        result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA        software at t6;43:51 CT on 10/31/2018 under Order No.7640887244 whichexpires on 12/13/2010, and is not for resale.        User Notes:                                                                                      (861424439) 

 

                 _______________________ ______________________________________ ____________________________________________________________________________________          §15.8.2Unless otherwise stated in the Design-Build Documents, words which have well-known technical or        construction industry meanings are used in the Design-Build Documents in accordance with such recognized        meanings.         (Paragraph deleted)        §15.9 Conflicts        The Design-Buildernor its employeesshall have or hold frequentlyrecurringemploymentthat conflictwith the scope        of this agreement. The Design-Builder shall not serve as an expert witness against the Owner for any legal or        administrative proceeding in which they are not a party to. The Design Builder’s architects, contractors, and        consultantsshallbe held to these same requirements.         §15.10Evaluations        The DesignBuilderacknowledgesthat the OwnermayperformEvaluationsonthe  performanceofthe DesignBuilder,        their architects,contractors,and consultants,and said evaluationsmaybe used in futurereview of their Qualifications.         ARTICLE16   SCOPEOFTHEAGREEMENT        §16.1This Agreementis comprisedof the following documentslisted below:                .1 StandardForm of AgreementBetween Ownerand  Design-Builder                .2 ExhibitA, Design-BuildAmendment                .3 ExhibitB, Insuranceand Bonds                .4 Exhibit C, GeneralConditions                .5 ExhibitD, Building Outline Specifications                .6 ExhibitE, Cost Proposal Summary and ConstructionCost Breakdown                .7 ExhibitF, List of Drawings         (Paragraph deleted)         This Agreement enteredinto as of the day and year firstwritten above.           OWNER(Signature)                                     DESlGNBIJlLDER(Signature.)         TRC-MRC    3, LLC                                    COMMERCECONSTRUCTIONCO.,           L.P.         a Delaware limited liabifity company                                                              BY:  COMMERCE     C & R, iNC., Its         BY: Majestic Tejon Ill, LLC                                General Partner              a Delaware limited liability company              its administrative member              BY: Majestic Realty Co.,                         BY:                 a Californiacorporation                           John R. Burroughs, President                 Manager’sAgent                 BY:                                           BY:                                                                    MatthewVawter,Vice  President                BY:           BY: Tejon IndustrialCorp.,              a Californiacorporation               BY:               BY:         (Rowdeleted)          AlA Document A141T —2014. Copyright © 2004 and 2014 by The American Institute of Architects. All rights reserved. WARNING:This AlA®Document is nit,         protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AlA®Document, or any portion of it, may 35         result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. This document was produced by AlA        software at 18:07:03 ST on 10/31/2018 under Order No.7640887244 whichexpires on 12113/2018,end is not for resale.         User Notes:                                                                                     (1783836469) 

 

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                               EXHIBIT  “F”                    LIST OF PRE-APPROVED    CONSULTANTS   •  McIntosh & Associates — civil engineering, land division, easements, studies  •  Advantec Consulting Engineers — traffic studies, traffic impact, CalTrans liaison  •  W&S  Consultants — cultural assessments, mitigation, monitoring  •  Dudek — wildlife biology assessments, mitigation, monitoring  •  PetroTECH Resources — petroleum engineering, DOGGR liaison  •  Soils Engineering or Krazan & Associates - Geotech  •  Commerce Construction                                    EXHIBIT F 1197590.08/OC 373745-00003/pdo/agt                 1 4848-9620-3892.16 

 

                               EXHIBIT  “G”                          MASTER  DEVELOPER    WORK        Widening of the western edge of Wheeler Ridge Road by approximately twelve (12) feet,       including paving the shoulder, and installing curb, gutter, sidewalk, and landscaping.        Construction of a left turn pocket within the existing median on Wheeler Ridge Road at       the northern entry into the Property.        Coordination of any utility connections required for the Project.        Any additional work specified as Master Developer work in the Development Plan (and       any amendments thereto).        Approval by Kern County of parcel map waiver andlor road abandonment.        Relocation of gas line to eastern edge of the Property.                                    EXHIBIT “G’ I 197590.08!OC 373745-00003/pdo/agt 4848-9620-3892.16 

 

                               EXHIBIT “H”                          RIGHT  OF FIRST REFUSAL       Except for transfers pennitted by Sections 6.02(a), (b), (c), (d), (e) and (f) each time a Member (an “Offeror”) proposes to voluntarily transfer, assign, convey, sell, or otherwise dispose of its entire Interest (an “Offered Interest”), such Offeror shall first offer such Offered Interest to the non-transferring Member in accordance with the following provisions:        (a)  The Offeror shall deliver a written notice (the “Offer Notice”) to the non- transferring Member stating (i) such Offeror’sbona fide intention to transfer the Offered Interest, (ii) the name and address of the proposed transferee, and (iii) the purchase price and terms of payment for which the Offeror proposes to transfer the Offered Interest. The Offer Notice shall constitute a revocable offer by the Offeror to sell the Offered Interest to the other Member on the terms and conditions set forth in this Exhibit “H.”        (b)  Within thirty (30) days after receipt of the Offer Notice, the non-transferring Member shall have the right, but not the obligation, to elect to purchase the entire Offered Interest for the price and upon the terms and conditions set forth in the Offer Notice by delivering written notice of such election (the “Purchase Election”) to the Offeror. The failure of non-transferring Member to submit a written notice within such thirty (30) day period shall constitute an irrevocable rejection of the offer made by the Offeror to sell the Offered Interest to the non-transferring Member.        (c)  If the non-transferring Member timely elects to purchase the entire Offered Interest prior to the Offeror’swritten revocation of the offer, then the Offered Interest shall be sold to the non-transferring Member upon the terms and conditions set forth in the Offer Notice including, without limitation, price, terms of payment and closing date; provided, however, if the terms of the proposed transfer include the payment by the Offeror of a commission, then the purchase price shall be reduced by the amount of such commission. The Offeror and the non- transferring Member shall execute such documents and instruments and make such deliveries as may be reasonably required to consummate the transfer. Notwithstanding any other provisions of this Exhibit “H,”the Offeror shall make the representations and warranties set forth in Section 8.07 of the Agreement at the closing for the purchase and sale of the Offered Interest.        (d)   If the non-transferring Member does not timely elect to purchase the entire Offered Interest (or if the non-transferring Member breaches its obligation to purchase the entire Offered Interest), then the Offeror may transfer the entire Offered Interest to the proposed transferee described in the Offer Notice, provided such transfer (i) is completed within ninety (90) days after the expiration of the non-transferring Member’sright to purchase the Offered Interest (or within 90 days following the breach by the non-transferring Member of its obligation to purchase the entire Offered Interest, if applicable), (ii) is made at the price and on terms and conditions no less favorable to the Offeror than as described in the Offer Notice, (iii) would not constitute a default or breach by the Company under any loan agreement or document to which the Company is a party (unless the lender consents to such transfer), and (iv) the requirements of Section 6.03 are met. If the Offered Interest is not so transferred within such ninety (90)-day                                    EXI-TIBIT“H” 1197590.08/Dc 373745-00003/pdo/agt                 -1— 4848-9620-3892.16 

 

period, then the Offeror shall be required to comply again with the provisions of this Exhibit “H” prior to voluntarily transferring, assigning, conveying, selling or otherwise disposing of the Offered Interest to any Person (except for any transfer to any Person permitted by Sections 6.02(a), (b), (c), (d), (e) and (f) above). In addition, in the event of a breach by the non-transferring Member of its obligation to purchase, such non-transferring Member shall not have a right to elect to purchase an Offered Interest with respect to a transfer of an Interest which is consummated within one (1) year after such breach.        (e)  If any transferee purchases an Interest pursuant to the procedure described in this Exhibit “H,”then such transferee shall be admitted to the Company as a substituted member upon the closing of such purchase and sale and the satisfaction of the requirements of Section 6.03.                                    EXI-IIBIT “H’ I 197590.08/OC 373745-00003/pdo/agt                 —2— 4848-9620-3892.16 

 

                LIMITED  LIABILITY COMPANY    AGREEMENT                                     OF                              TRC-MRC   3, LLC  THIS  SECURITY  HAS   NOT  BEEN  REGISTERED   WITH   THE  SECURITIES  AND EXCHANGE   COMMISSION   UNDER  THE SECURITIES  ACT OF 1933, 15 U.S.C. § 15b ET $Q., AS AMENDED   (THE “FEDERAL   ACT”), IN RELIANCE UPON ONE  (1) OR MORE EXEMPTIONS   FROM  THE REGISTRATION   REQUIREMENTS   OF  THE FEDERAL  ACT. TNADDITION, THE  ISSUANCE OF THIS SECURITY HAS  NOT BEEN QUALIFIED  UNDER THE DELAWARE   SECURITIES ACT, THE CALIFORNIA  CORPORATE   SECURITIES LAW OF 1968 OR ANY  OTHER  STATE SECURITIES  LAWS  (COLLECTIVELY,  THE “STATE ACTS”), IN  RELIANCE   UPON   ONE  (1) OR  MORE   EXEMPTIONS    FROM   THE REGISTRATION   PROVISIONS   OF  THE  STATE   ACTS.   IT  IS UNLAWFUL    TO CONSUMMATE    A SALE OR OTHER  TRANSFER  OF THIS SECURITY OR ANY  INTEREST THEREIN  TO,  OR TO  RECEIVE  ANY   CONSIDERATION   THEREFOR   FROM,  ANY PERSON  OR  ENTITY  WITHOUT  THE  OPINION  OF COUNSEL   FOR THE  COMPANY THAT  THE PROPOSED   SALE OR OTHER  TRANSFER   OF THIS SECURITY  DOES  NOT AFFECT  THE  AVAILABILITY  TO  THE  COMPANY   OF  SUCH  EXEMPTIONS   FROM REGISTRATION  AND  QUALIFICATION, AND  THAT SUCH  PROPOSED  SALE OR OTHER TRANSFER   IS TN COMPLIANCE   WITH  ALL  APPLICABLE   STATE  AND  FEDERAL SECURITIES LAWS.   THE TRANSFER   OF THIS SECURITY IS FURTHER  RESTRICTED UNDER   THE   TERMS   OF  THE  LIMITED  LIABILITY   COMPANY    AGREEMENT GOVERNiNG   THE COMPANY,   A COPY OF WHICH  IS ON FILE WITH THE COMPANY.   1197590.08/OC 373745-00003/pdo/agt 4848-9620-3892.16 

 

ARTICLE I        FORMATION                                             .1       1.01 Formation                                                    1       1.02 Names and Addresses                                          1       1.03 Nature of Business                                           1       1.04 Term of Company                                              2  ARTICLE II       MANAGEMENT    OF THE COMPANY                           2       2.01 Formation of Executive Committee                             2       2.02 Committee Procedures                                         3       2.03 Administrative Member                                        5       2.04 Approval of Major Decisions                                  6       2.05 Consents and Approvals                                       9       2.06 Pre-Development Budget                                      10       2.07 Approved Business Plan                                      10       2.08 Development and Construction of Improvements                11       2.09 Operating Budget                                            12       2.10 Construction Contract                                       12       2.11 Development and Construction Management Services            13       2.12 Master Developer Work                                       14       2.13 Marketing and Leasing Management                             14       2.14 Property Management                                          15       2.15 Authority with Respect to the Affiliate Agreements           15       2.16 Election, Resignation, Removal of the Administrative Member  16       2.17  Officers                                                    17       2.18 Treatment of Payments                                        18       2.19 Reimbursement and Fees                                       18       2.20  Insurance                                                   19  ARTICLE  III     MEMBERS’  CONTRIBUTIONS   TO COMPANY                   19       3.01  Initial Contributions of the Members                        19       3.02  Additional Capital Contributions                           20       3.03  Remedy for Failure to Contribute Capital                   21       3.04  Financing                                                  25       3.05  Agreement to Provide Guarantees and Indemnification        25       3.06  Capital Contributions in General                            26  ARTICLE  IV      ALLOCATION   OF PROFITS AND  LOSSES                    27       4.01  Net Losses                                                  27       4.02  Net Profits                                                 27       4.03  Special Allocations                                         27       4.04  Curative Allocations                                        28       4.05  Differing Tax Basis; Tax Allocation                         28  ARTICLE  V       DISTRIBUTION  OF CASH  FLOW                            28       5.01  Cash Flow                                                   28       5.02  Limitations on Distributions                                29   1197590.08/CC 373745-00003/pdofagt                 (i) 4848-9620-3892.16 

 

      5.03 Withholding                                                .29       5.04 In-Kind Distribution                                        29  ARTICLE  VI      RESTRICTIONS  ON TRANSFERS   OF COMPANY   TNTERESTS   29       6.01  Limitations on Transfer                                    29       6.02 Pennitted Transfers                                         30       6.03  Admission of Substituted Members                           31       6.04  Election; Allocations between Transferor and Transferee    32       6.05  Partition                                                  32       6.06  Waiver of Withdrawal and Purchase Rights                   32       6.07 No Appraisal Rights                                         32       6.08  Foreclosure of Interest                                    33  ARTICLE  VII     MEMBER   DEFAULT                                      33       7.01  Default Events                                             33       7.02  Rights Arising From a Default Event                        35       7.03  Determination of Defaulting Member’s Purchase Price        35       7.04  Non-Defaulting Members’ Option                             36       7.05  Closing Adjustments                                        37       7.06  Closing of Purchase and Sale                               37       7.07  Representations and Warranties                             37       7.08  Payment of Defaulting Member’s Purchase Price              38       7.09  Repayment of Default Loans                                 38       7.10  Release and Indemnity                                      38       7.11  Withdrawal of the Defaulting Member                         39       7.12  Distribution of Reserves                                    39  ARTICLE  VIII    ELECTIVE  BUY/SELL  AGREEMENT                          39       8.01  Buy/Sell Election                                           39       8.02  Determination of the Purchase Price                         39       8.03  Non-Electing Member’s Option                                40       8.04  Deposit                                                     40       8.05  Closing Adjustments                                         41       8.06  Closing of Purchase and Sale                                41       8.07  Representations and Warranties                              42       8.08  Repayment of Default Loans                                  42       8.09  Release and Indemnity                                       43       8.10  Interim Event of Default                                    43       8.11  Application of Provisions                                   43  ARTICLE  IX       REPRESENTATIONS,  WARRANTIES,   COVENANTS   AND                   OTHER MATTERS                                         43       9.01  Tejon Representations                                       43       9.02  Majestic Representations                                    46       9.03  Brokerage Fee Representation and Indemnity                  48       9.04  Investment Representations                                  48    I 197590.08/OC 373745-00003/pdolagt                 (ii) 4848-9620-3892.16 

 

      9.05  Indemnification Obligations                                .49       9.06  Survival of Representations, Warranties and Covenants       49  ARTICLE  X        LIABILITY, EXCULPATION, RESTRICTIONS  ON                   COMPETITION,  FIDUCIARY DUTIES  AND                   INDEMNIFICATION                                       50       10.01 Liability for Company Claims                                50        10.02 Exculpation, Indemnity and Reliance on Information         50        10.03 Limitation on Liability                                    51        10.04 Activities of the Members and Their Affiliates             52        10.05 Restrictions on Competition                                52        10.06 Fiduciary Duties                                           53        10.07 Non-Exclusivity of Rights                                  54        10.08 Amendment or Repeal                                        54        10.09 Insurance                                                  54   ARTICLE XI       BOOKS  AND RECORDS                                    55        11.01 Books of Account and Bank Accounts                         55        11.02 Tax Returns                                                56   ARTICLE XII      DISSOLUTION  AND  WINDING  UP OF THE COMPANY          57        12.01 Events Causing Dissolution of the Company                  57        12.02 Winding Up of the Company                                  57        12.03 Distribution of Assets Upon Early Dissolution Events       58        12.04 Negative Capital Account Restoration                       59   ARTICLE XIII     MISCELLANEOUS                                         59        13.01 Amendments                                                 59        13.02 Waiver of Conflict Interest                                59        13.03 Partnership Intended Solely for Tax Purposes               59        13.04 Notices                                                    60        13.05 Constmction of Agreement                                   60        13.06 Counterparts                                               61        13.07 Attorneys’ Fees                                            61        13.08 Approval Standard                                          61        13.09 Further Acts                                               61        13.10 Preservation of Intent                                     61        13.11 Waiver                                                     62        13.12 Entire Agreement                                           62        13.13 Choice ofLaw                                               62        13.14 No Third-Party Beneficiaries                                62        13.15 Successors and Assigns                                     62        13.16 No Usury                                                    62        13.17 Venue                                                       63        13.18 Dispute Resolution                                          63        13.19 Timing                                                      66    1197590.08/CC  373745-00003/pdo/agt                (iii)  4848-9620-3892.16 

 

     13.20 Remedies for Breach of this Agreement                       66       13.21 Survivability of Representations and Warranties            66       13.22 Reasonableness of Rights and Remedies                      66       13.23 ForceMajeure                                               67  ARTICLE XIV      DEFINITIONS                                           67       14.01 Accountant’s Notice                                        67       14.02 Accounting Firm                                            67       14.03 Actual Knowledge of Majestic                               67       14.04 Actual Knowledge of Tejon                                  68       14.05 Additional Contribution Date                               68       1406 Adjusted Accountant’s Notice                                68       14.07 Adjusted Capital Account                                   68       14.08 Adjusted Price Determination Notice                        68       14.09 Administrative Member                                      68       14.10 Affiliate                                                  68       14.11 Affiliate Agreements                                       68       14.12 Affiliated Member                                          68       14.13 Affiliated Parties                                         69       14.14 Agreed Value                                               69       14.15 Agreement                                                  69       14.16 Applicable ABP Date                                        69       14.17 Applicable Construction Costs                              69       14.18 Appraised Value                                            69       14.19 Approved Business Plan                                     69       14.20 Arbitration Notice                                         69       14.21 Bad Acts                                                   69       14.22 Book Basis                                                 69       14.23 Business Day                                               70       14.24 Business Plan Period                                       70       14.25 California Act                                             70       14.26 Cap Balance Return                                         70       14.27 Capital Account                                            70       14.28 Capital Call Notice                                         71       14.29 CashFlow                                                    71       14.30 Certificates                                                71       14.31 Code                                                        71       14.32 Commerce                                                    71       14.33 Company                                                     71       14.34 Competing Member                                            71       14.35 Construction Contract                                       71       14.36 Construction Loan                                           72       14.37 Consultants                                                 72       14.38 Contributing Member                                         72       14.39 Contributing Party                                          72       14.40 Contribution Agreement                                      72   I 197590.08/OC 373745-00003/pdo/agl                (iv) 4848-9620-3892.16 

 

                                                                      Page        14.41 Covered Persons                                           .72       14.42 Default Events                                             72       14.43 Default Loan                                               72       14.44 Default Notice                                             72       14.45 Defaulting Member                                          72       14.46 Defaulting Member’s Purchase Price                         72       14.47 Delaware Act                                               72       14.48 Delinquent Contribution                                    73       14.49 Deposit                                                    73       14.50 Design-Builder                                             73       14.51 Development Budget                                         73       14.52 Development Fee                                            73       14.53 Development Plan                                           73       14.54 Dilution Percentage                                        73       14.55 Effective Date                                             73       14.56 Electing Member                                            73       14.57 Election Notice                                            73       14.58 Enforceability Exceptions                                  73       14.59 Equalization Condition                                     73       14.60 Executive Committee                                        74       14.61 FAA                                                        74       14.62 Fiscal Year                                                74       14.63 Force Majcure Delay                                        74       14.64 Gross Asset Value                                          74       14.65 Guarantor(s)                                               74       14.66 Hypothetical Distribution                                  75       14.67 Impasse Event                                              75       14.68 Improvements                                               75       14.69 Initial Contribution Date                                  75       14.70 Interest                                                   75       14.71 JAMS                                                       75       14.72 Just Cause Event                                           75       14.73 Lender(s)                                                   75       14.74 Liquidation                                                 75       14.75 Loans                                                       76       14.76 Lockout Date                                                76       14.77 Losses                                                      76       14.78 Lyda                                                        76       14.79 Majestic                                                    76       14.80 Majestic Group                                              76       14.81 MajorDecisions                                              76       14.82 Marketing Plan                                              76       14.83 Master Developer Work                                       76       14.84 Member(s)                                                   76       14.85 MRC                                                         76   1197590.08/OC 373745-00003/pdo/agt                 (v) 4848-9620-3 892. 16 

 

      14.86 Net Profits and Net Losses                                .77       14.87 Non-Competing Member                                       77       14.88 Non-Contributing Member                                    77       14.89 Non-Contributing Party                                     77       14.90 Non-Defaulting Member                                      77       14.91 Non-Electing Member                                        77       14.92 Nonrecourse Documents                                      77       14.93 Nonrecourse Parties                                        77       14.94 Obligated Member                                           77       14.95 OFAC                                                       77       14.96 Officers                                                   78       14.97 Operating Budget                                           78       14.98 Partially Adjusted Capital Account                         78       14.99 Percentage Interest                                        78       14.100 Permanent Loan                                            78       14.101 Permitted Transferees                                     78       14.102 Person                                                    78       14.103 Pre-Development Budget                                    78       14.104 Price Determination Notice                                78       14.105 Pro Rata Share                                            78       14.106 Prohibited Transfer                                       79       14.107 Project                                                   79       14108 Project Stabilization Date                                 79       14.109 Property                                                  79       14.110 Property Management Fee                                   79       14.111 Property Material & Rights                                79       14.112 Purchase Notice                                            79       14.113 Purchase Price                                            79       14.ll4Quorum                                                     79       14.115 Real Estate Assets                                         79       14.116 Recourse Documents                                         79       14.117 Regulatory Allocations                                     79       14.118 Removal Notice                                             80       14.ll9Rentfro                                                     80       14.120 Representative(s)                                          80       14.121 Response Period                                            80       14.l22Roski                                                       80       14.123 Roski Family                                               80       14.l24Rules                                                       80       14.125 Securities Acts                                            80       14.126 Shortfall                                                  80       14.127 Stated Value                                               80       14.128 Substantial Completion Date                                80       14.129 Target Capital Account                                     81       14.l3OTejon                                                       81   119759008/OC 373745-00003Ipdofagt                (vi) 4848-9620-389216 

 

                                                                       E4gc        14.131 Tejon Group                                               .81       14.132 Transfer                                                  .81       14.133 Treasury Regulation                                       81       14.134 Unreturned Contribution Account                           81  EXHIBITS Exhibit “A”  Names, Addresses, Percentage Interests and Initial Cash Contributions of the              Members Exhibit “B”  Legal Description of the Property Exhibit “C”  Pre-Development Budget Exhibit “D”  Contribution Agreement Exhibit “E”  Construction Contract Exhibit “F”  List of Pre-Approved Consultants Exhibit “G”  Master Developer Work Exhibit “H”  Right of First RefUsal    1197590.08/aC  373745-00003/pdo/agt                (vii)  4848-9620-3892.16

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