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EXHIBIT (c)
OPERATING AGREEMENT
FOR
CLS-19 ASSOCIATES LLC
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TABLE OF CONTENTS
Page
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ARTICLE I DEFINITIONS ...............................................................6
Section 1.1 Definitions ...................................................6
ARTICLE II ORGANIZATION AND TERM ...................................................12
Section 2.1 Formation ....................................................12
Section 2.2 Name of Company ..............................................12
Section 2.3 Certificate of Formation .....................................12
Section 2.4 Principal Office; Resident Agent; Registered Office ..........12
Section 2.5 Further Documentation ........................................12
Section 2.6 Term .........................................................12
ARTICLE III PURPOSE AND POWERS OF THE COMPANY ......................................13
Section 3.1 Purposes .....................................................13
Section 3.2 Powers of the Company ........................................13
Section 3.3 Tax status of the Company ....................................13
ARTICLE IV INTERESTS, CAPITAL CONTRIBUTIONS AND CAPITAL
ACCOUNTS ......................................................................13
Section 4.1 Percentage Interests .........................................13
Section 4.2 Capital Contributions ........................................13
Section 4.3 Possible Future Contributions of Outstanding LP Units ........14
Section 4.4 Other Additional Contributions; Member Loans .................15
Section 4.5 Capital Accounts ............................................ 16
Section 4.6 Withdrawals and Interest .....................................16
Section 4.7 Return of Capital ............................................16
ARTICLE V MANAGEMENT ...............................................................17
Section 5.1 Management by Members ........................................17
Section 5.2 Authorized Representatives ...................................17
Section 5.3 Management and Leasing Agreements; Submanagement
Agreements ...................................................17
Section 5.4 No Exclusive Duty to Company except for Ravens Crest .........18
Section 5.5 Indemnity ....................................................18
Section 5.6 Reliance on Authority of Members .............................19
Section 5.7 Affiliate Transactions .......................................19
Section 5.8 Approval Procedure ...........................................19
Section 5.9 REIT Restrictions ............................................19
ARTICLE VI ALLOCATIONS AND DISTRIBUTIONS ...........................................20
Section 6.1 Allocation of Net Profits and Net Losses .....................20
Section 6.2 Allocations for Income Tax Purposes ..........................22
Section 6.3 Distributions of Net Cash Flow and Net Proceeds ..............22
Section 6.4 Withheld Distributions .......................................22
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ARTICLE VII TRANSFERABILITY ........................................................23
Section 7.1 Restrictions on Transferability ..............................23
Section 7.2 Permitted Transfers ..........................................23
Section 7.3 Notice of Upper Tier Transfers ...............................23
Section 7.4 Assumption Agreement .........................................23
ARTICLE VIII ADDITIONAL AND SUBSTITUTE MEMBERS .....................................24
Section 8.1 Admission of New Members .....................................24
Section 8.2 Allocations to New Members ...................................24
ARTICLE IX DISSOLUTION OF THE COMPANY BY ELECTION ..................................24
Section 9.1 Election to Dissolve .........................................24
Section 9.2 Events Upon Delivery of Dissolution Election Notice ..........25
Section 9.3 Valuation and True-Up ........................................25
Section 9.4 Buy-Sell .....................................................26
ARTICLE X DISSOLUTION AND TERMINATION ..............................................28
Section 10.1 Dissolution .................................................28
Section 10.2 Distribution of Assets Upon Dissolution .....................28
Section 10.3 Winding Up ..................................................29
Section 10.4 Certificate of Dissolution ..................................29
ARTICLE XI FINANCIAL STATEMENTS, BOOKS AND RECORDS, TAX
RETURNS, ETC ..................................................................29
Section 11.1 Books of Account ............................................29
Section 11.2 Financial Statements and Reports.............................30
Section 11.3 Returns and Other Elections .................................30
Section 11.4 Tax Matters Partner .........................................30
ARTICLE XII COMPLETION .............................................................32
Section 12.1 Completion ..................................................32
Section 12.2 Conditions to Completion ....................................33
Section 12.3 Escrow of this Agreement ....................................34
ARTICLE XIII MISCELLANEOUS .........................................................36
Section 13.1 Notices .....................................................36
Section 13.2 Complete Agreement ..........................................37
Section 13.3 Amendments ..................................................37
Section 13.4 Severability ................................................38
Section 13.5 Ratification ................................................38
Section 13.6 Binding Upon Successors .....................................38
Section 13.7 Rights of Third Parties .....................................38
Section 13.8 Broker ......................................................38
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Section 13.9 Legal Fees Captions ........................................38
Section 13.10 Governing Laws .............................................38
Section 13.11 Captions ...................................................38
Section 13.12 Counterparts ...............................................39
Section 13.13 Tense and Gender of Words ..................................39
Section 13.14 WAIVER OF JURY TRIAL .......................................39
Section 13.15 Confidentiality ............................................39
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EXHIBITS
Exhibit A - Members' Percentage Interests in the Company
Exhibit B - "Agreed values" of Interests Comprising Xxxxxxx Contributed
Interests and AIMCO Contributed Interests
Exhibit C - Capital account and depreciation information regarding
Xxxxxxx Partnerships, AIMCO Partnerships, Xxxxxxx Properties
and AIMCO Properties
Exhibit D-1 - Management Agreements
Exhibit D-2 - Contribution of Management Agreement Form
Exhibit E - Management and Leasing Agreement Form
Exhibit F - Submanagement Agreement Form
OPERATING AGREEMENT
FOR
CLS-19 ASSOCIATES LLC
THIS OPERATING AGREEMENT (this "AGREEMENT") is made as of the_________
day of _________, 1999, by QRPH Associates, L.L.C. ("XXXXXXX"), and AIMCO
Properties, L.P. and AIMCO/IPT, Inc. (collectively, "AIMCO"). Each of Xxxxxxx
and AIMCO is sometimes hereinafter referred to individually as a "MEMBER" and
collectively as the "MEMBERS".
WITNESSETH
The Members desire to form a limited liability company pursuant to the
provisions of the Limited Liability Company Act of the State of Delaware,
Delaware Code, Title 6 Sections 18-101, et seq., as amended from time to time
for the purposes set forth in Section 3.1 hereof, and on the terms and
conditions set forth in this Agreement. In order to effect the foregoing, the
parties hereto desire to enter into this Agreement.
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NOW, THEREFORE, in consideration of ten ($10) dollars and for other
good and valuable consideration, the mutual receipt and legal sufficiency of
which are hereby acknowledged, the parties hereto, intending to be legally
bound, hereby agree as follows effective as of the date first written above:
ARTICLE I
DEFINITIONS
Section 1.1 Definitions. All terms used in this Agreement shall be
defined as set forth herein unless the context clearly states otherwise. The
following terms shall have the following meanings:
"ACCOUNTANT" means Ernst & Young LLP, in its capacity as accountant for
the Company, or its successors and assigns in such capacity, or such other firm
of certified public accountants as shall be Approved by the Members.
"ACT" means the Delaware Revised Uniform Limited Liability Company
Act, as amended from time to time (Delaware Code, Title 6, Sections 18-101, et
seq.).
"ADDITIONAL MEMBER" means any person or Person who acquires an
Interest in the Company pursuant to the terms of this Agreement, after the date
hereof.
"AFFILIATE" when used with respect to any Person, shall mean (i) any
Person which controls, is controlled by, or is under common control (directly
or indirectly) with such Person; (ii) the officers, directors, or partners of
such Person; and (iii) any relative (by blood, adoption, or marriage) within the
second degree of any Member or of any Person described in (ii) above. Unless
the context otherwise requires, any reference to an Affiliate of a Person shall
be deemed to include a reference to such Person. For purposes of this
definition, "control" means the ownership, directly or indirectly, of 10% or
more of the beneficial or voting interest in any Person.
"AGREEMENT" means this Operating Agreement and all Exhibits referred
to herein and attached hereto, each of which is hereby made a part hereof, as
amended and in effect from time to time.
"AIMCO" means, collectively, AIMCO Properties, L.P. and AIMCO/IPT,
Inc. and/or any other Affiliate of either of them that becomes a Member of the
Company pursuant to the terms hereof.
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"AIMCO CONTRIBUTED INTERESTS" means the indirect beneficial interests
wholly-owned by AIMCO in the Angeles Properties as more particularly described
on Exhibit "B" hereto, together with the AIMCO Management Agreements.
"AIMCO MANAGEMENT AGREEMENT" means each of those certain Management
Agreements, described on Exhibit "D-1" hereto which shall be contributed to
the Company by AIMCO Properties, L.P. pursuant to the Contribution of
Management Agreements attached hereto as Exhibit "D-2", and incorporated herein
by this reference.
"ANGELES PARTNERSHIP" or "ANGELES PARTNERSHIPS" means, individually or
collectively, Angeles Income Properties, Ltd. II, Fox Run AP XI, L.P., Hunters
Xxxx Phase I AP XII, L.P., and Hunters Xxxx AP XII, L.P.
"ANGELES PROPERTIES" means those apartment buildings, apartment units
and other residential real properties, located in Plainsboro, New Jersey and
commonly known as Deer Creek Apartments, Fox Run Apartments, Hunters Xxxx Phase
IV, Hunters Xxxx Phase V and Hunters Xxxx Phase VI, each of which is owned by
an Angeles Partnership and a portion of which are indirectly (by reason of
AIMCO's contribution of the AIMCO Contributed Interests) being contributed to
the Company pursuant to this Agreement.
"ANGELES PROPERTY ACCOUNTANT" means Ernst & Young LLP, in its capacity
as accountant for the Angeles Properties, or its successors and assigns in such
capacity, or such other firm of certified public accountants as shall be
selected by AIMCO.
"AIMCO REIT ENTITY" means Apartment Investment and Management Company.
"APPROVED BY THE MEMBERS" or "APPROVAL OF THE MEMBERS" shall mean the
consent or approval of all of the Members.
"BANKRUPTCY" means (a) the making of an assignment for the benefit of
creditors, or (b) the filing of a voluntary petition under any bankruptcy or
insolvency law, or (c) the application for or consent to or acquiescence in the
appointment of, or taking possession by, a trustee, receiver or liquidator (or
other similar official) of a Person or of all or any substantial part of the
property of such Person, or whenever a permanent or temporary receiver shall be
appointed for all or any substantial part of the property of such person or
entity, or (d) the commencement of a case or entry of an order for relief
against such Person under the Federal bankruptcy laws, as now or hereafter
constituted, or any applicable, federal or state bankruptcy, insolvency or
other similar law, or (e) the pleading by a Person of bankruptcy or insolvency
as a defense in any action or proceeding.
"BUDGET" means, with respect to any calendar year, the annual budget
for the Company and its Subsidiaries for that year Approved by the Members.
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"BUSINESS DAY" means any day on which commercial banks are authorized
to do business and are not required or permitted by law or executive order to
close in New Jersey.
"CAPITAL ACCOUNT" means the accounts maintained for each Member as set
forth in Section 4.5.
"CAPITAL CONTRIBUTION" means the contributions by the Members pursuant
to Sections 4.2 and 4.3.
"CAPITAL TRANSACTION" means any financing, refinancing, sale,
contributions, loan advancements and disbursements, exchange or other
disposition of (A) all or part of the Company's interest in any of the
Property, or (B) any apartment units owned by any Subsidiary or other similar
transaction which, in accordance with generally accepted accounting principles,
is treated as a capital transaction.
"CERTIFICATE" means the Certificate of Formation of the Company, as
filed with the Office of the Secretary of State of the State of Delaware in
accordance with the Act, and as in effect from time to time.
"CODE" means the Internal Revenue Code of 1986, as amended.
"COMPANY" means CLS-19 Associates LLC.
"COMPLETION" shall have the meaning assigned to such term in Section
12.1.
"ERISA" means the Employee Retirement Income Security Act of 1974, as
amended.
"FISCAL YEAR" means the period from January 1 to December 31 of each
year, provided that the first Fiscal Year of the Company shall begin as of the
date of this Agreement (as opposed to January 1) and the last Fiscal Year of the
Company shall end as of the day the Company is fully and finally liquidated (as
opposed to December 31).
"INTEREST" (i) a Member's share of the profits and losses of the
Company and a Member's rights to receive distributions from the Company in
accordance with the provisions of this Agreement and the Act and (ii) such
Member's other rights and privileges as herein provided.
"XXXXXXX" means QRPH Associates, L.L.C.
"XXXXXXX CONTRIBUTED INTERESTS" means (i) the interests in the Xxxxxxx
Partnerships which Xxxxxxx contributes, or causes to be contributed, to the
Company, as Xxxxxxx'x Capital Contributions; and (ii) any additional properties
and/or cash consideration which Xxxxxxx
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contributes, or causes to be contributed, to the capital of the Company
following the date first written above pursuant to Section 4.3.
"XXXXXXX PARTNERSHIPS" means Quail Ridge, L.L.C., and Pheasant Hollow
Associates, L.L.C.
"XXXXXXX PROPERTIES" means those apartment buildings, apartment units
and other residential real properties owned by the Xxxxxxx Partnerships, and
which are indirectly (by reason of Xxxxxxx'x contribution of the Xxxxxxx
Contributed Interests) being contributed to the Company pursuant to this
Agreement, as well as any apartment buildings, apartment units and other
residential real property which Xxxxxxx contributes to the capital of the
Company in respect of a Xxxxxxx Preemption Contribution.
"XXXXXXX PROPERTY ACCOUNTANT" means Schonbraun, Safris, XxXxxx,
Xxxxxxxxx and Co. L.L.C. in its capacity as accountant for the Xxxxxxx
Properties, or its successors and assigns in such capacity, or such other firm
of certified public accountants as shall be selected by Xxxxxxx.
"MANAGEMENT AND LEASING AGREEMENT" means the certain property
management and leasing agreement to be entered into by the Company and Xxxxxxx
or Xxxxxxx'x designee, substantially in the form attached hereto as Exhibit "F".
"NET CASH FLOW" means the gross cash receipts and other miscellaneous
revenue derived from Company operations from all sources whatsoever (other than
Net Proceeds) less (A) all operating expenses and expenditures of the Company
actually paid including, without limitation, (i) interest and amortization on
all loans or advances wherein the Company is a borrower, whether or not made by
Members or Affiliates, (ii) real estate taxes and assessments, and water and
sewer charges, insurance and rents, (iii) management fees, including, without
limitation, all amounts payable pursuant to the Management and Leasing
Agreement and Angeles Management Agreement, leasing commissions, tenant
improvement costs and legal fees, and (iv) reserves established from time to
time for contingencies and improvements, accrued and unpaid expenses, and the
general working capital requirements of the Company plus $50,000 per property,
inclusive of property-level reserves, owned by the Company, as increased by
such amount that shall be Approved by the Members), as provided in the Budget,
or as Approved by the Members. "Net Cash Flow" shall also not include any
income, revenues, receipts, expenses, expenditures or any other item which is
taken into account for purposes of the definition of "Net Proceeds."
"NET PROCEEDS" means (i) the net proceeds available to the Company
from a Capital Transaction after deducting all normal and customary costs and
expenses incurred in connection therewith, after payment of all interest and
principal of any debt obligations of the Company, prepayment premiums or
penalties and other similar payments which are satisfied as a result of the
occurrence of the Capital Transaction giving rise to the availability of Net
Proceeds, after
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payment of any amounts then owing under the Management and Leasing Agreement
and AIMCO Management Agreement and after establishing reserves in accordance
with generally accepted accounting principles (including reserves to fund the
cost of reconstruction or improvements of the Company for which such Capital
Transactions occurred) or as Approved by the Members; and (ii) the Company's
allocable share of any insurance proceeds from a fire or other casualty or
condemnation awards (in each instance to the extent not applied to the repair
or restoration of the property with respect to which such proceeds or awards
were received).
"NET PROFIT" AND "NET LOSS" means the net income (including income
exempt from tax) and net loss (including expenditures that can neither be
capitalized nor deducted), respectively, of the Company, determined in
accordance with the method of accounting used by the Company for United States
federal income tax purposes.
"OUTSTANDING XXXXXXX UNITS" means, individually, or collectively,
those outstanding limited partnership units of the Xxxxxxx Partnerships in
which Xxxxxxx holds no indirect beneficial interest as of the date of
determination.
"OUTSTANDING LP UNITS" means, individually or collectively, those
outstanding limited partnership units of Angeles Partners XI, Angeles Partners
XII or Angeles Income Properties, Ltd. II in which the AIMCO REIT Entity holds
no indirect beneficial interest as of the date of determination.
"PASS-THROUGH ENTITY" means a limited liability company that is
disregarded as an entity separate from its owner for federal income tax
purposes, or a partnership, joint venture or other Person that is treated as a
partnership for United States federal income tax purposes.
"PERCENTAGE INTEREST" means the aggregate interest, expressed as a
percentage, of each Member in the Company, based upon the ratio of the Capital
Contributions made by such Member to the Company to the aggregate sum of all
Capital Contributions made by the Members to the Company.
"PERSON" means human person or any general partnership, limited
partnership, limited liability company, corporation, joint venture, trust,
business trust, joint-stock company, cooperative, association or other firm or
any governmental or political subdivision or agency, department or
instrumentality thereof.
"PLAN" means an employee benefit plan, as defined in Section 3(3) of
ERISA, or a plan as defined in Section 4975(e)(2) of the Code, and includes,
without limitation, any trust or separate account established in connection
therewith.
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"PROPERTY" means all real, personal and mixed properties, cash,
assets, interests and rights of any type owned by the Company, including,
without limitation, the Xxxxxxx Contributed Interests and AIMCO Contributed
Interests.
"PROPERTY ACCOUNTANTS" means, collectively, the Angeles Property
Accountant and the Xxxxxxx Property Accountant.
"SUBMANAGEMENT AGREEMENT" means each of those certain property
submanagement agreement to be entered into by the Company and Xxxxxxx or
Xxxxxxx'x designee with respect to each of the AIMCO Management Agreements,
substantially in the form attached hereto as Exhibit "G".
"SUBSIDIARY" means any Pass-Through Entity in which no less than a
fifty percent (50%) beneficial interest is owned by the Company directly, or
indirectly through another Pass-Through Entity.
"SUBSTITUTE MEMBER" means any transferee of a Member's Interests who
is permitted to be admitted as a Member of the Company, as provided herein.
"TREASURY REGULATIONS" mean regulations promulgated by the United
States Treasury Department under the Code.
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ARTICLE II
ORGANIZATION AND TERM
Section 2.1 Formation. The Members hereby form the Company as a
limited liability company pursuant to the terms of this Agreement and the Act.
The Members further agree to take such other actions as may from time to time
be necessary or appropriate under the laws of the States of Delaware and New
Jersey with respect to the formation, operation, qualification and continued
good standing of the Company as a limited liability company in such
jurisdictions.
Section 2.2 Name of Company. The name of the Company shall be CLS-19
Associates LLC.
Section 2.3 Certificate of Formation. At Completion, the Members shall
cause a Certificate of Formation for the Company to be filed in the Office of
the Secretary of State of the State of Delaware as required by the Act. The
Certificate of Formation shall be amended whenever, and within the time
periods, required by the Act, or otherwise when Approved by the Members.
Section 2.4 Principal Office; Resident Agent; Registered Office. The
principal office of the Company shall be located at c/x Xxxxxxx Companies, 00
Xxxxxxxx Xxxxxxxx, Xxxxxxx Xxxx, Xxx Xxxxxx 00000, or at such other place or
places in New Jersey as from time to time shall be reasonably Approved by the
Members; provided, however, that the Company shall at all times maintain a
registered agent and an office in Delaware and New Jersey. The name and address
of the registered agent for service of process on the Company and the Company's
registered office in Delaware is The Corporation Trust Company, Corporation
Trust Center, 0000 Xxxxxx Xxxxxx, Xxxxxxxxxx, Xxxxxxxx 00000. The name and
address of the registered agent for service of process on the Company and the
Company's registered office in New Jersey is Xxxxxx Xxxxxx, Esq., c/x Xxxxxxx
Companies, 00 Xxxxxxxx Xxxxxxxx, Xxxxxxx Xxxx, Xxx Xxxxxx 00000. Such principal
office, registered agents or registered offices may be changed as Approved by
the Members so long as in accordance with the Act.
Section 2.5 Further Documentation. Each Member hereby agrees to
execute and deliver to the Company, within five (5) business days after
request, such other and further documents and to take such further actions as
any of the Members reasonably request in order to comply with any laws, rules
or regulations or to enable the Company to fulfill its responsibilities under
this Agreement.
Section 2.6 Term. The Company shall continue in full force and effect
until the happening of an event described in Section 10.1 hereof.
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ARTICLE III
PURPOSE AND POWERS OF THE COMPANY
Section 3.1 Purposes. The business purpose of the Company is to engage
in any lawful business for which a limited liability company may be organized
under the Act, in each instance as Approved by the Members.
Section 3.2 Powers of the Company. In furtherance of the purposes of
the Company as set forth in Section 3.1, the Company shall have the power and
authority to take in its name all actions necessary, useful or appropriate to
accomplish the purposes set forth in Section 3.1, and all actions necessary,
useful or appropriate in connection therewith or incidental thereto.
Section 3.3 Tax status of the Company. It is the intention of the
parties hereto that the Company be treated as a partnership for United States
federal income tax purposes within the meaning of Section 7701(a)(2) of the
Code and the Treasury Regulations promulgated thereunder. No Member shall: (i)
file the election under Treasury Regulations Section 301.7701-3 for the Company
to be classified as a corporation for federal tax purposes; or (ii) cause or
permit the Company to be excluded from the provisions of Subchapter K of the
Code under Section 761 of the Code or otherwise.
ARTICLE IV
INTERESTS, CAPITAL CONTRIBUTIONS AND CAPITAL ACCOUNTS
Section 4.1 Percentage Interests. Each Member's Percentage Interest
in the Company shall be the percentage set forth opposite such Member's name on
Exhibit "A" annexed hereto. Such Percentage Interest may be adjusted from time
to time to account for Transfers made in accordance with the provisions of this
Agreement. If the Percentage Interest of any Member is changed pursuant to the
terms of this Agreement during any calendar year, then except as otherwise
provided herein, any items to be credited, charged or distributed to such
Member for such year shall be allocated based upon the effective date of the
change in such Member's Percentage Interest.
Section 4.2 Capital Contributions. At Completion, Xxxxxxx shall
contribute to the capital of the Company the Xxxxxxx Contributed Interests and
AIMCO shall contribute, or shall cause its Affiliates to contribute, to the
capital of the Company the AIMCO Contributed Interests, all as more particularly
set forth on Exhibit "B". The Members hereby agree that, as of the date of
Completion, the "agreed value" of each of the interests comprising the Xxxxxxx
Contributed Interests, on the one hand, and the AIMCO Contributed Interests, on
the other hand,
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shall be the amounts set forth on Exhibit "B" which shall be agreed upon by the
Members and annexed hereto on or prior to the Completion. Such "agreed values"
shall be conclusively deemed to be the Members' respective total Capital
Contributions made pursuant to this Section 4.2. Exhibit "C" annexed hereto
sets forth, (x) for each of the Xxxxxxx Partnerships and Angeles Partnerships,
the capital account balances of the partners immediately prior to the
contributions to be made to the Company pursuant to Section 4.2(a); and (y) for
each of the Xxxxxxx Properties and Angeles Properties: (i) the depreciation
method for each asset indirectly owned through the Properties for United States
federal and state income tax purposes; (ii) the original unadjusted basis of
each asset indirectly owned through the Properties for United States federal
and state income tax purposes; (iii) the adjusted basis of each asset
indirectly owned through the Properties for United States federal and state
income tax purposes as of July 31, 1999; (iv) the remaining useful life for
each asset indirectly owned through the Properties for United States federal
and state income tax purposes as of July 31, 1999; and (v) the date that each
asset indirectly owned through the Properties was placed in service.
Section 4.3 Possible Future Contributions of Outstanding LP Units and
Outstanding Xxxxxxx XX Units. (a) The Members acknowledge and agree that AIMCO
or any of its Affiliates may, in AIMCO's sole discretion and at any time or
from time to time, offer to acquire or acquire any or all Outstanding LP Units.
On January 15th and July 15th (each a "NOTICE DATE") of each year, in the event
that AIMCO or its Affiliates have acquired any Outstanding LP Units during the
period (any such period, a "SEMI-ANNUAL PERIOD") commencing on the prior Notice
Date (or, with respect to the first Notice Date, commencing on the day
immediately following Completion) and ending on the day immediately preceding
the current Notice Date, AIMCO shall notify Xxxxxxx, in writing (each, a "UNIT
NOTICE"), of the total number of Outstanding LP Units ("AIMCO LP UNITS") that
AIMCO or its Affiliates have acquired during the applicable Semi-Annual Period.
(b) Following delivery of each Unit Notice, the Members may, but
shall not be obligated to, agree that the AIMCO LP Units acquired during the
Semi-Annual Period immediately preceding the delivery of such Unit Notice are
to be contributed to the Company and, in determining whether so to agree shall
discuss and negotiate, in good faith, the valuation of such AIMCO LP Units, any
additional capital contribution to be made by, or dilution of the Percentage
Interest of, Xxxxxxx, the valuation of any non-cash additional capital
contribution to be made by Xxxxxxx, if any, and any other terms and conditions
in respect of such contribution. Notwithstanding anything to the contrary in
this paragraph (b), other than the parties' agreement that they shall discuss
and negotiate, in good faith, the contribution of the AIMCO LP Units in
accordance with this paragraph (b), neither Member shall be obligated to agree
to the contribution of such AIMCO LP Units acquired during the Semi-Annual
Period immediately preceding the delivery of such Unit Notice. In addition, if
the Members do not agree on the contribution of any AIMCO LP Units within
thirty (30) days of delivery of the Unit Notice, such AIMCO LP Units will no
longer be subject to the provisions of this paragraph (b).
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(c) Xxxxxxx agrees that it shall not, and shall not permit any of
its Affiliates to, acting alone or as part of any group, at any time, without
AIMCO's prior written consent, make any proposal to acquire, or acquire,
directly or indirectly, any Outstanding LP Units.
(d) The Members acknowledge and agree that Xxxxxxx or any of its
Affiliates may, in Xxxxxxx'x sole discretion and at any time or from time to
time, offer to acquire or acquire any or all Outstanding Xxxxxxx XX Units. On
each Notice Date of each year, in the event that Xxxxxxx or its Affiliates have
acquired any Outstanding Xxxxxxx XX Units during a Semi-Annual Period
commencing on the prior Notice Date (or, with respect to the first Notice Date,
commencing on the day immediately following Completion) and ending on the day
immediately preceding the current Notice Date, Xxxxxxx shall notify AIMCO, in
writing (each, a "XXXXXXX UNIT NOTICE"), of the total number of Outstanding
Xxxxxxx XX Units ("XXXXXXX XX UNITS") that Xxxxxxx or its Affiliates have
acquired during the applicable Semi-Annual Period.
(e) Following delivery of each Xxxxxxx Unit Notice, the Members
may, but shall not be obligated to, agree that the Xxxxxxx XX Units acquired
during the Semi-Annual Period immediately preceding the delivery of such
Xxxxxxx Unit Notice are to be contributed to the Company and, in determining
whether so to agree shall discuss and negotiate, in good faith, the valuation
of such Xxxxxxx XX Units, any additional capital contribution to be made by or
dilution of the Percentage Interest of, AIMCO, the valuation of any non-cash
additional capital contribution to be made by AIMCO, if any, and any other
terms and conditions in respect of such contribution. Notwithstanding anything
to the contrary in this paragraph (e), other than the parties' agreement that
they shall discuss and negotiate, in good faith, the contribution of the
Xxxxxxx XX Units in accordance with this paragraph (e), neither Member shall be
obligated to agree to the contribution of such Xxxxxxx XX Units acquired during
the Semi-Annual Period immediately preceding the delivery of such Xxxxxxx Unit
Notice. In addition, if the Members do not agree on the contribution of any
Xxxxxxx XX Units within the thirty (30) days of delivery of the Xxxxxxx Unit
Notice, such Xxxxxxx XX Units will no longer be subject to the provisions of
this paragraph (e).
(f) AIMCO agrees that it shall not, and shall not permit any of its
Affiliates to, acting alone or as part of any group, at any time, without
Xxxxxxx'x prior written consent, make any proposal to acquire, or acquire,
directly or indirectly, any Outstanding Xxxxxxx XX Units.
Section 4.4 Other Additional Contributions; Member Loans.
(a) Except as Approved by the Members, no Member shall be
required or permitted to make any contribution to the capital of the Company.
Without limiting the foregoing, no Member shall be required to make any
contributions to the capital of the Company to restore a deficit in the
Member's Capital Account existing at any time. No Member
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will be bound by, or be personally liable for, any expense, liability or
obligation of the Company or of any other Member. No Member shall be required
to make any loan to the Company.
(b) No Member may make a loan to the Company except as and to the
extent that such loan and all terms thereof may be Approved by the Members.
Section 4.5 Capital Accounts. The Company shall determine and maintain
"Capital Accounts" for each Member throughout the full Term of the Company in
accordance with the provisions of Treasury Regulations Section 1.704-1(b)(iv),
as such regulation may be amended from time to time. To the extent not
inconsistent with the applicable Treasury Regulations, the following shall
apply:
(a) The Capital Account of each Member shall be credited with (1)
an amount equal to such Member's cash contributions and the fair market value of
property contributed to the Company by such Member (net of liabilities secured
by such contributed property or, without duplication, liabilities that the
Company is considered to assume or take subject to under Section 752 of the
Code) and (2) such Member's share of the Company's Net Profits (or items
thereof). The Capital Account of each Member shall be debited by (i) the amount
of cash distributions to such Member and the fair market value of property
distributed to such Member (net of liabilities secured by such distributed
property which the Member is considered to assume or take subject to under
Section 752 of the Code) and (ii) such Member's share of the Company's Net
Losses (or items thereof).
(b) Upon the transfer of an interest in the Company after the date
of this Agreement, the Capital Account of the transferor Member that is
attributable to the transferred interest will be carried over to the transferee
entity.
(c) In the case of a liquidation of the Company, all Property of
the Company which is not sold in connection with such event shall be valued at
its then fair market value. Such fair market value shall be used to determine
the Net Profit or Net Loss which would have been recognized by the Company if
the Property had been sold for its fair market value. The Capital Accounts of
the Members shall be adjusted to reflect the deemed allocation of such
hypothetical Net Profit or Net Loss under Article VI.
Section 4.6 Withdrawals and Interest. No Member shall have the right to
withdraw from the Company or receive any return or interest on any portion of
its Capital Contributions or Additional Contribution Amounts, except as
otherwise provided herein.
Section 4.7 Return of Capital. No Member shall be entitled to the
return of all or any part of its Capital Contribution or Additional
Contributions except in accordance with the provisions of this Agreement.
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ARTICLE V
MANAGEMENT
Section 5.1 Management by Members. The Members shall manage the
business of the Company. Except as may otherwise be expressly stated herein to
the contrary, only the Members, acting jointly, are authorized to act on behalf
of the Company and only the Members, acting jointly, may bind the Company.
Section 5.2 Authorized Representatives. The "AUTHORIZED
REPRESENTATIVES" of a Member shall be those representatives designated by
notice to the other Members by such Member from time to time to represent such
Member in connection with the Company, unless and until replaced or removed by
notice from such Member to all Members. The written statements and
representations of, and approvals by, an Authorized Representative for a Member
shall be the only authorized statements, representations and approvals of such
Member with respect to the matters covered by this Agreement. The initial
Authorized Representatives are (i) Xxxxxxx Xxxxxxx and Xxxxxxx Xxxxxxxxxx for
Xxxxxxx, and (ii) Xxxxxxx Xxxx and Xxxxx Xxxxxx for AIMCO. The written
statement or representation of any one Authorized Representative of a Member
shall be sufficient to bind such Member with respect to all matters pertaining
to the Company.
Section 5.3 Management and Leasing Agreements; Submanagement
Agreements.
(a) On or after Completion, as applicable, (i) the Members on
behalf of the Company and/or any Subsidiary shall execute, or cause the
execution of, the Submanagement Agreements with respect to the management of
the AIMCO Properties and (ii) Xxxxxxx shall, and shall cause the Xxxxxxx
Partnerships to, execute or cause the execution of the Management and Leasing
Agreement with respect to the management of the Xxxxxxx Properties.
Accordingly, pursuant to the Submanagement Agreements, the Management and
Leasing Agreement and any applicable Approved Budget, Xxxxxxx shall act as the
leasing agent and be responsible for supervising and implementing the property
management activities and the day-to-day management of all of the properties
owned directly or indirectly by the Company. Notwithstanding the foregoing,
Xxxxxxx shall not, and shall not permit any Affiliate property manager to, take
any action adding services to be provided at any property without the prior
written consent of AIMCO and the Submanagement Agreements and the Management
and Leasing Agreement shall so provide, it being understood and agreed that any
such action could adversely impact the status of the AIMCO REIT Entity.
(b) In connection with the Submanagement Agreements and the
transition
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of management of the AIMCO Properties from AIMCO to Xxxxxxx, it is anticipated
that all or certain of the current on site personnel at the AIMCO Properties
will be hired by Kushner (or its Affiliate). In the event that the employment
of any such personnel is not continued by Xxxxxxx (or its Affiliate) then any
costs or expenses relating to termination shall be Company expenses.
(c) The manager under the Submanagement Agreements and the
Management and Leasing Agreement shall (i) engage the Property Accountants with
respect to the provision of accounting services at each of the AIMCO Properties
and Xxxxxxx Properties, as applicable and (ii) pursuant to such engagement,
cause the Property Accountants to provide such information to the Company and/or
the Accountant as may be required with respect to the preparation of tax
returns, filings or as otherwise reasonably requested by any Member.
Section 5.4 No Exclusive Duty to Company except for Ravens Crest. (a)
Except as provided in Section 5.4(b), there shall be no restriction against the
acquisition or ownership by any Member or any of its Affiliates of any asset or
investment, regardless of whether the same is competitive with any of the
Xxxxxxx Properties, AIMCO Properties or any other investment property owned,
directly or indirectly, by the Company or any Subsidiary. Neither Member nor
any of its respective Affiliates shall be required to manage the Company as its
sole and exclusive function. Except as provided in Section 5.4(b), neither the
Company, any Member nor any of their Affiliates shall have any right, by virtue
of this Agreement or otherwise, to invest or participate in any asset,
investment or activity of any other Member or any of its Affiliates, or to the
income or proceeds derived therefrom.
(b) No Member or any of its Affiliates may, directly or indirectly,
purchase the Ravens Crest Property unless the Member that, or whose Affiliate,
is contemplating such purchase first gives the Company the opportunity to
purchase such property on the same terms (including price) as are then
available to such Member or its Affiliate. Any such right of first offer shall
be exercised on behalf of the Company by the Member that, or whose Affiliate,
is not contemplating such purchase and be forwarded within thirty (30) days.
Failure to respond shall be deemed a notice to decline to purchase such
property. Any statement of the Company of its intention to purchase or decline
to purchase such property shall be in writing. In the event the Company
declines to purchase such property on such terms, the applicable Member (or its
Affiliate) shall have a period of six months following the date of the Company's
declination to purchase such property on terms no more materially favorable to
the purchaser than those originally presented to the Company, whose right of
first offer hereunder shall be reinstated in the event that the terms of the
applicable purchase are materially altered or in the event that a closing on
the original terms fails to take place within such period.
Section 5.5 Indemnity. The Company (but not the Members) shall
indemnify and hold harmless each of the Members and each of their Affiliates,
directors, officers, agents, partners, members, shareholders, principals and
employees (an "INDEMNITEE") from any and all claims, losses, costs, damages,
expenses (including reasonable attorney's fees and costs),
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liabilities, judgments or causes of action (collectively, "LOSSES") which it or
they may sustain, incur or be threatened with by reason of any acts performed
or omitted by them for or on behalf of the Company, except for Losses caused by
(i) an Indemnitee acting in a manner which constitutes gross negligence or
willful misconduct, or (ii) a default of the Member's performance of its
obligations hereunder, provided, however, no Member shall have personal
liability for such indemnity unless the Losses derive out of the gross
negligence or willful misconduct of such Member, and so long as such Losses are
not so incurred, the Indemnitee's sole recourse under this Section 5.5 shall be
to the Company and its assets and not to any Member or the assets of any
Member; provided, further, that the foregoing indemnity shall not apply with
respect to the actions of Xxxxxxx or its Affiliates pursuant to the
Submanagement Agreements and the Management and Leasing Agreements.
Section 5.6 Reliance on Authority of Members. Any Person dealing with
the Company may rely on the authority of the Members, acting jointly only, to
act on behalf of, and bind, the Company without inquiry into the provisions of
this Agreement or compliance herewith, regardless of whether the action taken
is in accordance with the provisions of this Agreement.
Section 5.7 Affiliate Transactions. Except for the AIMCO Management
Agreements, the Submanagement Agreements and the Management and Leasing
Agreement, the Company shall not, and the Members may not, cause the Company or
any Subsidiary to engage the services of any Member or any Affiliate of any
Member without the Approval of the Members.
Section 5.8 Approval Procedure. Notice of the request for a Member's
Approval of any matter for which such Approval is required pursuant to this
Agreement shall be oral or shall be in writing and delivered by the requesting
Member to each of the Authorized Representatives of the other Member. Upon
demand from the other Member, such Member shall provide the demanding Member
with a summary and analysis of the matters for which such Approval is requested
and the requesting Member's recommendations with respect to such matters.
Unless some other time is specified in this Agreement, each Member shall
Approve or not Approve such matter by notice to the other Member given within
ten (10) Business Days following delivery of such notice. Except as expressly
set forth to the contrary elsewhere in this Agreement, unless a Member does not
Approve such matter within such ten (10) Business Day period, such Member shall
be deemed not to have Approved such matter. An Approval of an action or
decision shall be effective if given orally; provided, however, Approvals with
respect to the following matters (if such Approvals are otherwise required
therefor under this Agreement) shall be given in writing in order to be
effective: (1) any borrowing by the Company or a Subsidiary, (2) the sale,
exchange or other disposition of any of the Property for which such Approval is
required, (3) the adoption or material modification of any Approved Budget, and
(4) the liquidation of the Company or any Subsidiary.
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Section 5.9 REIT Restrictions. The AIMCO REIT Entity has elected to be
subject to tax as a real estate investment trust (a "REIT") within the meaning
of Sections 856 through 860 of the Code. So long as the AIMCO REIT Entity owns,
directly or indirectly, any interest in the Company, then notwithstanding any
other provision of this Agreement:
(i) the Company shall conduct its operations (including, without
limitation, the operations of the Properties and the operations of any assets
acquired after the date of this Agreement) in a manner, such that (x) all of
the Company's income is of a class described in Section 856(c)(2) of the Code
and (y) the Company would meet the requirements of Section 856(c)(4) of the
Code if the Company were a REIT and shall take all necessary steps to insure
that any Subsidiary of the Company conducts its operations to the same effect;
(ii) the Company shall not own, directly or indirectly, any stock
in an entity that is treated as a corporation for United States federal income
tax purposes and no Subsidiary of the Company shall own, directly or
indirectly, any such stock; and
(iii) neither the Company nor any Subsidiary "shall engage in any
prohibited transaction within the meaning of Section 857(b)(6) of the Code.
ARTICLE VI
ALLOCATIONS AND DISTRIBUTIONS
Section 6.1 Allocation of Net Profits and Net Losses.
(a) Net Profits. Net Profits for each Fiscal Year shall be
allocated among the Members as follows:
(i) First, an amount of Net Profits up to the excess of (x)
all Net Losses previously allocated to the Members pursuant to Section 6.1(b)
hereof over (y) all Net Profits previously allocated to the Members pursuant to
this Section 6.1(a)(i) shall be allocated to each Member in proportion to its
share of such excess of (x) over (y); and
(ii) Thereafter, to the Members in proportion to their
respective Percentage Interests
Any credit available for income tax purposes shall be allocated among the
Members in accordance with Treasury Regulations Section 1.704-1(b)(4)(ii).
(b) Net Losses. Net Losses of the Company shall be allocated among
the Members in proportion to their respective Percentage Interests.
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(c) Special Rules Regarding Allocations. Notwithstanding the
preceding provisions of this Article VI:
(i) At no time shall any allocation of Net Loss be made to a
Member if such allocation would cause the deficit in the Member's Capital
Account balance, if any, to exceed its allocable share of "partnership minimum
gain" or "minimum gain attributable to partner nonrecourse debt" (as defined in
Treasury Regulations Sections 1.704-2(g)(1) and (i)(5), respectively), and any
Net Losses not allocated to a Member by reason of this clause (ii) shall be
allocated to each other Member whose deficit, if any, in the Capital Account of
such Member would not exceed its allocable share of such minimum gain by reason
of such allocation.
(ii) If there is a net decrease in "partnership minimum gain"
(within the meaning of Treasury Regulations Section 1.704-2(g)(2)) for a
Company taxable year and, at the end of such taxable year, the deficit, if any,
in a Member's Capital Account balance exceeds its allocable share of such
minimum gain, gross income of the Company shall be allocated to such Member in
an amount equal to such excess so as to satisfy the requirements of Treasury
Regulations Section 1.704-2(f) (minimum gain chargeback).
(iii) If, during any taxable year, there is a net decrease in
"partnership minimum gain attributable to partner nonrecourse debt" within the
meaning of the Treasury Regulations, then, before any other allocations are
made for such year other than those pursuant to clause (iii) above, each Member
with a share of such partnership minimum gain at the beginning of the year
shall be allocated items of Company income and gain for such year (and, if
necessary, for subsequent years) in an amount equal to each such Member's share
of the net decrease in such partnership minimum gain as determined in
accordance with Treasury Regulations Section 1.704-2(i)(4) in a manner so as to
satisfy the requirements of said Treasury Regulation.
(iv) If during any taxable year a Member unexpectedly
receives an adjustment, allocation or distribution described in paragraph (4),
(5) or (6) of Treasury Regulations Section 1.704-1(b)(2)(ii)(d), and if such
adjustment, allocation or distribution would cause at the end of the taxable
year a deficit balance in such Member's Capital Account in excess of its
allocable share of partnership minimum gain as described above, then such Member
shall be allocated items of income and gain for such taxable year (and, if
necessary, subsequent taxable years) in an amount and in a manner sufficient to
eliminate such excess balance as quickly as possible before any other
allocation is made for such year, other than pursuant to clause (iii) and (iv)
above, so as to satisfy the requirements of Treasury Regulations Section
1.704-1(b)(2)(ii)(d) (qualified income offset).
(v) In the event any Member has a deficit balance in its
Capital Account at the end of the Fiscal Year which is in excess of the amount
such Member is deemed to be obligated to restore pursuant to the penultimate
sentences of Treasury Regulations
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Sections 1.704-2(g)(1) and 1.704-2(i)(5), each Member shall be specially
allocated items of Company income and gain in the amount of such excess as
quickly as possible.
(d) The allocations contained in Sections 6.1(e)(i) through
6.1(e)(v) (the "REGULATORY ALLOCATIONS") are intended to comply with certain
requirements of the Code and Treasury Regulations. The Members intend that, to
the extent possible, all Regulatory Allocations shall be offset either by other
Regulatory Allocations or with special allocations of other items of Company
income, gain, loss or deduction pursuant to this Section 6.1(e)(vi).
Therefore, notwithstanding any other provisions of this Article 6 (other than
the Regulatory Allocations), the Members shall make such offsetting special
allocations of Company income, gain, loss or deduction in whatever manner they
reasonably determine to be appropriate so that, after such offsetting
allocations are made, each Member's Capital 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.
Section 6.2 Allocations for Income Tax Purposes. The income, gains,
losses, deductions and credits of the Company for United States federal, state
and local income tax purposes shall be allocated in the same manner as the
corresponding items (including all items entering into the computation of Net
Profits and Net Losses) were allocated pursuant to Section 6.1 above; provided,
that solely for United States federal, state and local income and state
franchise tax purposes and not for book or Capital Account purposes, income,
gain, loss and deduction with respect to property properly carried on the
Company's books at a value other than its tax basis shall be allocated in
accordance with the requirements of Code Section 704(c) and Treasury Regulation
Section 1.704-3.
Section 6.3 Distributions of Net Cash Flow and Net Proceeds. Net Cash
Flow shall be distributed by the Members at such times as they elect, but not
less often than quarterly, and Net Proceeds shall be distributed by the Members
as soon as practicable after the occurrence of the event giving rise to the Net
Proceeds to the Members in proportion to their respective Percentage Interests.
Section 6.4 Withheld Distributions. In the event the Company is
required to deduct and withhold, pursuant to the Code or any other United
States federal, state or local law, rule or regulation which is currently in
effect or which may be promulgated hereafter ("APPLICABLE LAW"), any amount
from an actual distribution to a Member, the amount so deducted and withheld
from such distribution shall, for all purposes of this Agreement, be treated as
a distribution to such Member of the same type as the distribution giving rise
to the obligation. In the event Applicable Law requires the Company to pay or
withhold any amount on behalf of a Member (including any United States federal,
state or local taxes) measured by a Member's distributive share of the Company's
Net Profits, Gain on Sale or any other Company item, other than any amount
required to be deducted and withheld from actual distributions to a Member,
then the payment or withholding of any such amount shall be considered a loan
("TAX LOAN") by the Company to such Member (the "BORROWING MEMBER"), The
Borrowing Member shall
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repay any such Tax Loan within thirty (30) days after the Members (or if the
Members fail to do so, any Member) deliver a written demand therefor, together
with interest at an annual rate equal to two percent (2%) per annum in excess
of the rate announced from time to time in the Wall Street Journal as the
"prime rate" from the date such loan was made until the date of the repayment
thereof. In addition to any other rights of the Company to enforce its
entitlement to receive payment of the Tax Loan, plus any accrued interest
thereon, the Company may deduct from any distribution to be made to a Borrowing
Member an amount not greater than the outstanding balance of any Tax Loan, plus
any accrued interest thereon, as a payment in total or partial satisfaction
thereof.
ARTICLE VII
TRANSFERABILITY
Section 7.1 Restrictions on Transferability. Except as permitted in
Section 7.2, no Member shall be permitted to transfer, assign, sell, pledge,
mortgage, hypothecate or otherwise dispose of (individually, a "TRANSFER" and
collectively, "TRANSFERS") all or any portion of its Interest, without the
prior written Approval of the Members and, in the case of a Transfer of an
Interest or any portion thereof, Section 7.3 has been satisfied. Any such
purported Transfer without the prior written Approval of the Members and with
respect to which Section 7.3 has not been satisfied, shall be void and shall
not bind the Company.
Section 7.2 Permitted Transfers. Notwithstanding anything contained in
Section 7.1 to the contrary, the following Transfer shall be permitted upon
compliance with, to the extent applicable, the provisions of Section 7.4:
Transfers by Members to one or more Affiliates; provided, however, that for
purposes of this Section 7.2, the definition of "Affiliate" shall be modified
such that for purposes of such definition, "control" means the ownership,
directly or indirectly, of 75% or more of the beneficial or voting interest in
any Person.
Section 7.3 Notice of Upper Tier Transfers. Each Member shall notify
the other in writing within thirty (30) days of any Transfer of any interest in
any Person which, directly or indirectly, holds any Interest in any Member;
provided, however, that no such notice need be given if
(i) in the case of AIMCO, the filing of a Form 8-K is not
required with respect to such Transfer; or
(ii) in the case of Xxxxxxx, such Transfer is between or
among the legal or beneficial owners of Xxxxxxx, and their family
members and trusts established for their benefit.
Section 7.4 Assumption Agreement. No Transfer of an Interest, or any
portion thereof, shall be effective against the Company unless and until the
Members are in receipt of
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an assignment and assumption agreement in form and substance reasonably
satisfactory to the Members, whereby the assignee agrees to assume all of the
obligations of the assignor hereunder, and to be bound by all of the terms and
conditions hereof from and after the effective date of such assignment. No such
assignment shall relieve the assignor from any obligations arising prior to the
effective date of the assignment.
ARTICLE VIII
ADDITIONAL AND SUBSTITUTE MEMBERS
Section 8.1 Admission of New Members From the date hereof, any Person
may, but only with the Approval of the Members and, subject to the terms and
conditions of this Agreement, (i) become an Additional Member of the Company by
the sale of additional Interests for such consideration that is Approved by the
Members, or (ii) upon compliance with Article VII, become a Substitute Member
as a transferee of a Member's Interest or any portion thereof.
Section 8.2 Allocations to New Members. In the event of any Transfer
of a Member's Interest (or any portion thereof), or if a Member's Percentage
Interest is adjusted or otherwise changes for any reason, during any fiscal
year, then the allocations of income, gain, loss and deductions, for United
States federal income tax purposes, and distributions, shall be adjusted as
necessary to reflect the varying interests of the Members during such year in
accordance with Code Section 706(d) and the Treasury Regulations promulgated
thereunder using an interim closing of the books method as of the date of such
Transfer, adjustment or change, or such other method as is reasonably Approved
by the Members.
ARTICLE IX
DISSOLUTION OF THE COMPANY BY ELECTION
Section 9.1 Election to Dissolve. Any Member shall have the right, at
any time and for any or no reason, to invoke the procedures of this Article IX
pursuant to, and in accordance with, the terms and conditions set forth below
(the "DISSOLUTION PROCEDURE"). If a Member elects to institute the Dissolution
Procedure (the "INITIATING MEMBER"), then the Initiating Member shall deliver
to the other Member (the "OTHER MEMBER") a notice (the "DISSOLUTION ELECTION
NOTICE") stating that the Initiating Member is instituting the Dissolution
Procedure set forth in this Article IX and setting forth the Interest Price (as
defined below), which shall have the effect of triggering the Buy-Sell
Procedure (as defined below). At any time after a Dissolution Election Notice
has been given pursuant to this Section 9.1, unless such Election Notice is
withdrawn with the Approval of the Members, no Member shall deliver a
Dissolution Election Notice pursuant to this Section 9.1.
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Section 9.2 Events Upon Delivery of Dissolution Election Notice. Upon
the Delivery of a Dissolution Election Notice, (a)(i) the AIMCO Contributed
Interests (other than cash or cash equivalents), including, without limitation,
any AIMCO LP Units or other property contributed by AIMCO to the Company after
the date hereof, shall be distributed to AIMCO, (ii) the Xxxxxxx Contributed
Interests (other than cash or cash equivalent), including, without limitation,
any property contributed by Xxxxxxx to the Company after the date hereof, shall
be distributed to Xxxxxxx, (iii) AIMCO and Xxxxxxx each shall have the right,
acting alone and with full authority to bind the Company with respect thereto,
to evidence such distributions by written instruments, and (iv) AIMCO and
Xxxxxxx shall cooperate in good faith to effect the provisions of Section 9.3;
and (b) the Submanagement Agreements shall terminate no later than sixty (60)
days thereafter and the Members shall cooperate and shall cause their
Affiliates to cooperate in effecting a prompt and orderly transition of the
management of the Angeles Properties.
Section 9.3 Valuation and Tune-Up. (a) Upon delivery by any Member of
a Dissolution Election Notice, all assets distributed pursuant to Section
9.2(a) (collectively, the "DISTRIBUTED PROPERTY", the portion of the
Distributed Property distributed to AIMCO, the "AIMCO DISTRIBUTED PROPERTY",
the portion of the Distributed Property distributed to Xxxxxxx, the "XXXXXXX
DISTRIBUTED PROPERTY", and all assets of the Company and its Subsidiaries that
are not included in the definition of Distributed Property, collectively, the
"BUY-SELL PROPERTY") shall be valued, on an asset-by-asset basis as follows:
(A) as agreed unanimously by the Members, (b) in the event that the Members are
not able to reach agreement on any such valuation within thirty (30) days
following delivery of the Dissolution Election Notice, then (i) each Member
shall, within fifteen (15) business days thereafter, choose an appraiser to
determine the value of that portion of the Distributed Property not assigned a
valuation under clause (A), (ii) on an asset-by-asset basis, in the event that
the higher of the two appraisals is not more than two percent (2%) higher than
the lower of the two, the valuation shall be the average of the two appraisals,
and (iii) on an asset-by-asset basis, in the event that the higher of the two
appraisals is more than two percent (2%) higher than the lower of the two
appraisal, the two appraisers shall jointly choose a third appraiser, whose
determination of value shall be conclusive, which third appraiser (if not
chosen within ten (10) business days, shall be selected by the American
Arbitration Association) shall make its determination by selection of the
valuation, on an asset-by-asset basis, submitted by either one of the first two
appraisers. If either Member fails to choose its appraiser within such fifteen
(15) day period, then such defaulting Member shall be deemed to have chosen the
non-defaulting Member's appraiser.
(b) Notwithstanding, anything to the contrary in Section 9.3(a),
the AIMCO Management Agreement shall be deemed to have the following value: the
annualized gross revenues of the Angeles Properties based upon the immediately
preceding three (3) month period, multiplied by five percent (5%) less $200.00
per unit then managed pursuant to such agreement as of the date of
determination divided by ten percent (10%).
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(c) The positive difference between the value of the AIMCO Distributed
Property and the Xxxxxxx Distributed Property, determined in accordance
herewith, is referred to herein as the "TRUE-UP BASIS." The Member whose portion
of the Distributed Property is assigned the higher value in accordance with
Section 9.3(a) shall, promptly (but in no event later than ninety (90) days)
upon the completion of the valuation procedure of such Section, pay to the other
Member an amount equal to the True-Up Basis multiplied by such other Member's
Percentage Interest, which amount may be paid at such Member's election, in
cash, non-cash assets acceptable to the Member entitled to receive them
(including, without limitation, limited partnership units issued by AIMCO
Properties, L.P. if AIMCO Properties L.P. so elects and if acceptable to
Xxxxxxx) or any combination of the foregoing; provided, that the Members will
cooperate in good faith to minimize the amount of any tax which may be payable
in connection with any payment made pursuant to this Section 9.3(c). If payment
shall not be timely made, then interest shall accrue at the per annum rate of
five hundred (500) basis points above the then-applicable prime rate announced
in the Wall Street Journal. In the event litigation is commenced to collect such
payment, the prevailing party additionally shall be entitled to payment of its
attorneys' fees and disbursements.
Section 9.4 Buy-Sell. (a) The Initiating Member shall have set forth in the
Dissolution Election Notice the all-cash price for the Buy-Sell Property which
the Initiating Member would be willing to pay (the "INTEREST PRICE") and shall
concurrently therewith deliver into escrow a deposit equal to five (5%) percent
of the aggregate Interest Price for all such Buy-Sell Properties. Not later than
thirty (30) days after the delivery of the Dissolution Election Notice (the
"THIRTY-DAY PERIOD"), the Other Member shall elect, with respect to each
Buy-Sell Property, either (i) to purchase the Initiating Member's indirect
interest in such Buy-Sell Property at an amount equal to the product of (A) the
Interest Price and (B) Initiating Member's Percentage Interest in the Company or
(ii) to sell its interest in such Buy-Sell Property to the Initiating Member at
an amount equal to the product of (A) the Interest Price and (B) Other Member's
Percentage Interest in the Company (as applicable, the "PURCHASE PRICE").
Failure either to deliver written notice of such election within the Thirty-Day
Period or, if an election to purchase has been made, to deliver the deposit
required hereinbelow, shall constitute an irrevocable election by the Other
Member to sell its interest in each Buy-Sell Property to the Initiating Member
at the Purchase Price. With respect to any Buy-Sell Property for which the Other
Member shall elect to be a purchaser, the Other Member or its designee(s) shall
make a deposit, concurrently with delivery of its election, equal to five
percent (5%) of the applicable Purchase Price, and the Initiating Member's
original five percent (5%) deposit shall be returned within three (3) days to
the Initiating Member. Any deposit shall be made by cash, wire transfer, or by
official check or letter of credit, in either case issued by a clearinghouse
bank and shall be held in an interest-bearing escrow account in a bank or trust
company with the Company's counsel, as escrow agent pursuant to customary escrow
provisions. All interest earned on any deposit shall be paid to the Purchasing
Member (as defined below), subject to the provisions of Section 9.4(b)(ii).
Upon the date that the election(s) to buy or sell by the Other Member shall have
been made (or deemed made) and the required deposit shall have been delivered
the "CONTRACT DATE"), the Members shall be deemed to have entered into a binding
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agreement for the purchase by the purchasing Member (the "Purchasing Member")
and sale by the selling Member (the "Selling Member") of the Selling Member's
interest in such Buy-Sell Property. The closing shall be held ninety (90) days
after the Contract Date (or sooner as determined by the Purchasing Member);
provided, however, that the Purchasing Member may extend the closing for an
additional sixty (60) day period by delivery of an additional five percent (5%)
deposit into escrow no later than eighty-five (85) days after the Contract Date.
Time shall be of the essence with respect to the obligations hereunder of the
Members. At the closing, the Selling Member shall execute such instruments and
documents (on its own behalf or in its capacity as a Member of the Company) in
form and substance reasonably satisfactory to the Purchasing Member as may be
necessary or appropriate to transfer the entire interest of the Selling Member
in the Buy-Sell Property to the Purchasing Member (or its designee), subject to
all existing liens, claims or encumbrances, against receipt by the Selling
Member, in cash, wire transfer or official check, of the applicable Purchase
Price and the Company shall distribute the Buy-Sell Property to the Purchasing
Member. The Members shall split customary transaction costs of buyers and
sellers involved in the Buy-Sell Procedure in accordance with their respective
Percentage Interests in the Company.
(b) (i) If on the closing date established under Section 9.4(a) above,
the Purchasing Member shall tender the Purchase Price but the Selling Member
shall fail or refuse to transfer its interest (on its own behalf or on behalf of
the Company) as required under Section 9.4(a) above, then the Purchasing Member
shall have any and all rights and remedies at law or in equity, including an
action for specific performance, and/or (ii) the Purchasing Member, by delivery
of, or by causing to be delivered, the applicable Purchase Price shall be deemed
to have completed the acquisition of the interest in the Buy-Sell Property of
the Selling Member. All expenses incurred by the Purchasing Member in connection
with the proposed purchase by reason of the default of the Selling Member shall
be offset against the Purchase Price payable by the Purchasing Member pursuant
to Section 9.4(a).
(ii) (A) IF ON THE CLOSING DATE ESTABLISHED UNDER SECTION
9.4(a) ABOVE, THE SELLING MEMBER SHALL TENDER THE DOCUMENTS REQUIRED
UNDER SECTION 9.4(a) ABOVE BUT THE PURCHASING MEMBER SHALL FAIL OR
REFUSE TO TENDER THE PURCHASE PRICE, THEN THE SELLING MEMBER SHALL BE
ENTITLED TO RECEIVE AND RETAIN THE DEPOSIT AND ANY ADDITIONAL DEPOSIT,
TOGETHER WITH ANY INTEREST EARNED THEREON, AS LIQUIDATED DAMAGES (IT
BEING AGREED THAT THE ACTUAL AMOUNT OF DAMAGES WOULD BE DIFFICULT TO
ASCERTAIN AND THAT SUCH AMOUNT IS A FAIR ESTIMATE OF THE ACTUAL
DAMAGES).
(B) In addition, at the election of the Selling Member,
the Purchasing Member shall be deemed to have elected, on the date of
its failure to close as required hereunder, to sell its interest in the
Buy-Sell Property to the Selling Member at a price equal to ninety-five
percent (95%) of the Purchase Price that would otherwise
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be applicable in a sale by the Purchasing Member of such interest, and
in the event of such election by the Selling Member, (a) the Selling
Member shall make its election, by written notice, within thirty (30)
days after such default if it wants to purchase the interest of the
Purchasing Member in the Buy-Sell Property, and the closing of such
purchase shall occur within thirty (30) days thereafter (or sooner, at
the Selling Members option) and (b) all expenses incurred by the Selling
Member in connection with the proposed purchase by reason of the default
of the Purchasing Member shall be offset against the Purchase Price
payable by the Selling Member in acquiring the defaulting Purchasing
Member's interest in the Buy-Sell Property.
(c) The procedures described in this Section 9.4 are referred to
herein as (the "Buy-Sell Procedure").
ARTICLE X
DISSOLUTION AND TERMINATION
Section 10.1 Dissolution. The Company shall be dissolved upon the
occurrence of any of the following events (a "DISSOLUTION EVENT").
(a) The expiration of the term of the Company as set forth in
Section 2.6;
(b) Upon the written Approval of the Members;
(c) The entry of a decree of judicial dissolution under the
Act;
(d) Upon the sale of all or substantially all of the
Property, or
(e) Upon the delivery of a Dissolution Election Notice by
an Initiating Member pursuant to Section 9.1, and the
closing of the distributions pursuant thereto.
Section 10.2 Distribution of Assets Upon Dissolution. Subject to the
immediately succeeding sentence, in settling accounts after dissolution, the
Company's assets shall be distributed as follows:
(a) first, to creditors, including Members who have made loans to
the Company with the Approval of the Members (but only to the extent of such
loans);
(b) second, to establish reasonable reserves as determined by the
Members; and
(c) to the Members in accordance with their positive Capital
Account balances.
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Section 10.3 Winding Up. Except as provided by law and subject to Section
9.1 (if applicable), upon dissolution, each Member shall look solely to the
assets of the Company for the return of its Capital Contributions. If the
Property remaining after the payment or discharge of the debts and liabilities
of the Company is insufficient to return the Capital Contributions of each
Member, such Member shall have no recourse against any other Member. No Member
shall have any obligation to restore any deficit in such Member's Capital
Account. The winding up of the affairs of the Company and the distribution of
its assets shall be conducted exclusively by the Members, acting jointly, except
as may be otherwise expressly provided herein, who are hereby authorized to take
all actions necessary to accomplish such distribution including, without
limitation, selling any Company assets the Members deem necessary or appropriate
to sell.
Section 10.4 Certificate of Dissolution. When all debts, liabilities and
obligations have been paid and discharged or adequate provisions have been made
therefor and all of the remaining property and assets have been distributed to
the Members, a Certificate of Dissolution shall be executed and filed by the
Company pursuant to the Act, and shall contain the information required by the
Act.
ARTICLE XI
FINANCIAL STATEMENTS, BOOKS
AND RECORDS, TAX RETURNS, ETC.
Section 11.1 Books of Account. Xxxxxxx shall maintain, at the principal
office of the Company, complete books of account, in which there shall be
entered, fully and accurately, every transaction of the Company and shall
include the following:
(a) A current list of the full name and last known business address of
each Member;
(b) A copy of the Certificate, all amendments thereto and copies of any
applications of authorities to do business in any state;
(c) Copies of the Company's United States federal, state, and local
income tax returns and reports, if any, for the three (3) most recent tax years
commencing with the 1999 calendar year; and
(d) Copies of the Company's currently effective written Agreement and
copies of any financial statements of the Company for the three (3) most recent
years commencing with the 1999 calendar year. The fiscal year of the Company
shall be the calendar year. The books of account of the Company shall be kept,
and all reports provided herein shall be prepared on a book basis. Any Member
shall have the right, from time to time, at its own
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expense, to cause its accountants and representatives to examine, audit and copy
the books and records of the Company; Xxxxxxx, upon not less than five (5) days'
written notice from any other Member, shall make such books and records
available for such examinations and audits at reasonable hours during business
days.
Section 11.2 Financial Statements and Reports. The Members shall furnish
the following statements and reports:
(a) Unaudited monthly income and expense statements showing in detail
the income and expenses incurred during such period within thirty (30) days
after the end of each calendar month;
(b) Quarterly reports for all Members prepared by the Members setting
forth the Company's income and expenses for such period. Such reports shall be
issued to the Members within sixty (60) days after the end of each calendar
quarter;
(c) Within one hundred twenty (120) days after the end of each fiscal
year, a balance sheet and an annual statement of the Company's income and
expenses for such year and the Capital Account balances of each Member as of the
end of such fiscal year, prepared by the Accountant;
(d) Copies of any written reports provided to the Company or any
Subsidiary's mortgage lenders, concurrently with such information being provided
to such lenders; and
(e) Such reports and information as shall be reasonably requested by
such Members in order to enable them to effectively manage their respective
Interests and be fully informed about the affairs of the Company.
Section 11.3 Returns and Other Elections. The Members shall cause the
Accountant, with respect to the Company, to prepare all tax returns required to
be filed by the Company and its Subsidiaries pursuant to the Code and all other
tax returns deemed necessary and required in each jurisdiction in which the
Company does business. Copies of such returns shall be furnished to the Members
within a reasonable time after the end of the Company's tax year. The Members
will endeavor to cause the Accountant to provide such returns by March 31st of
the taxable year following the tax year with respect to which such returns
relate.
Section 11.4 Tax Matters Partner. Xxxxxxx is hereby designated the Tax
Matters Partner (the "TMP") of the Company for purposes of Chapter 63 of the
Code and the Treasury Regulations thereunder.
(a) Each Member shall furnish the TMP with such information as the TMP
may reasonably request to permit it to provide the Internal Revenue Service with
sufficient
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information to allow proper notice to the parties in accordance with Section
6223 of the Code.
(b) No later than ninety (90) days after the end of each Fiscal Year of
the Company, the TMP shall, as a Company expense, furnish the Members with all
necessary tax reporting information required by the Members for the preparation
of their respective United States federal, state and local income tax returns.
The TMP shall supervise the Accountant in the preparation of the Company's tax
returns.
(c) Within ninety (90) days following the end of each the Fiscal Year
of the Company, the TMP shall, as a Company expense, furnish each Member with
copies of the Company's United States federal partnership return and all other
income tax returns, together with each Member's Form K-1 or analogous schedule,
which returns shall be signed by the Tax Matters Partner on behalf of the
Company.
(d) Except as otherwise provided in this Agreement, all decisions as to
accounting principles, whether for the Company's books or for United States
federal, state, or local income tax purposes and all elections available to the
Company under applicable tax law, shall be made by the Members. Upon the request
of any Member in connection with the transfer of an interest in the Company, the
Company shall make an election under Code Section 754.
(e) The TMP shall, on behalf of the Company, use reasonable efforts to
cause all United States federal, state and local income and other tax returns to
be timely filed by the Company, provided that no such returns shall be filed
until approved by the Members. The TMP shall deliver drafts of all tax returns
to the Members as soon as possible (and in all events shall provide copies of
such returns no later than (20) days prior to the due date for filing thereof
(including all valid extensions)) in order to allow a reasonable period of
review to such Members. The Members shall cooperate in good faith to resolve any
disputes relating to such draft tax returns so that all returns shall be filed
as agreed in a timely manner.
(f) No Member shall file, pursuant to Section 6227 of the Code, a
request for an administrative adjustment of Company items for any Company
taxable year without first notifying the other Members. If the other Members
agree with the requested adjustment, the TMP shall file the request for
administrative adjustment on behalf of the Company. If the Members do not reach
agreement within thirty (30) days or within the period required to timely file
the request for administrative adjustment, if such period is shorter, any Member
may file a request for administrative adjustment on its own behalf. If, under
Section 6227 of the Code, a request for administrative adjustment which is to be
made by the TMP must be filed on behalf of the Company, the TMP shall also file
such a request on behalf of the Company under the circumstances set forth in the
preceding sentence.
(g) If any Member intends to file a petition under Section 6226 or 6228
of the Code with respect to any Company item or other tax matter involving the
Company, the Member so intending shall notify the other Members of such
intention and the nature of the
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contemplated proceeding. Such notice shall be given in a reasonable time to
allow the other Members to participate in the choosing of the forum in which
such petition will be filed. If the Members do not agree on the appropriate
forum, the petition shall be filed with the United States Tax Court. If any
Member intends to seek review of any court decision rendered as a result of the
proceeding instituted under the preceding part of this subsection, such party
shall notify the others of such intended action.
(h) The TMP shall not bind the other Members to a settlement agreement
without the Approval of the Members, unless such settlement is for less than
$50,000 in the aggregate. If any Member enters into a settlement agreement with
the Secretary of the Treasury with respect to any Company items, as defined by
Section 623l(a)(3) of the Code, it shall notify the other Members of such
settlement agreement and its terms within thirty (30) days from the date of
settlement.
(i) The TMP shall notify the other Members of any tax imposed on the
Company or of any notice received from any taxing authority proposing the same.
(j) Notwithstanding any provision of this Agreement to the contrary,
AIMCO, acting in good faith, shall have the right to determine, in its sole
discretion, and control the audit, contest, settlement or other disposition or
resolution of any item on any tax return (including any matters set forth in
Sections 11.4(b) through (i)) to the extent such item (x) may affect the status
of AIMCO as a REIT, (y) would affect the amount of income of the Company that
would qualify under Section 856(c)(2) of the Code, or (c) would affect the
qualification of the assets of the Company under Section 856(c)(4) of the Code.
ARTICLE XII
COMPLETION
Section 12.1 Completion. (a) Subject to the further terms and conditions
set forth in this Article XII, this Agreement shall become effective (the
"COMPLETION") on the date (the "COMPLETION DATE" and each of the dates referred
to in clauses (a) and (c) following being a "STATED COMPLETION DATE") (a)
September 15, 1999, (b) such earlier date as the Conditions to Completion (as
hereinafter defined) are satisfied, or (c) such later date as may be agreed in
writing by the Members on or before September 15, 1999, or such later Stated
Completion Date which may then be in effect. In the event that the Members agree
to one or more Stated Completion Dates after September 15, 1999, in each
instance the Members shall deliver notice to the Escrow Agent (as defined below)
within one (1) Business Day after the most recent Stated Completion Date of
which the Escrow Agent has received notice.
(b) If each Condition to Completion is not satisfied by the latest
Stated Completion Date, then this Agreement shall terminate, each Member's
right to satisfy
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Conditions to Completion shall terminate and none of the Members shall have any
rights or obligations hereunder except that the termination shall not affect the
continued existence and validity of the rights and obligations of the Members
under Section 13.13 and each Member shall bear its own costs and expenses,
including legal fees.
Section 12.2 Conditions to Completion. Completion shall not occur, and the
obligations of the Members contained herein shall not become binding (other than
those set forth in this Section 12.2 and Sections 12.1, 12.3 and 13.13 which
shall be effective and binding on the date hereof), unless and until each of the
following conditions (each, a "CONDITION TO COMPLETION") is satisfied in the
sole and absolute discretion of the applicable Member(s) or their applicable
Affiliates:
(a) Each Member shall elect, in its sole and absolute discretion, to
effect the Completion, it being understood and agreed that each Member
shall prior to the Completion be performing certain diligence with respect
to such matters as it deems necessary or desirable and shall have no
obligation to make any such election to effect the Completion;
(b) AIMCO shall have executed and delivered all agreements and
instruments, in form satisfactory to the Members, necessary to effect the
contribution to the Company of the AIMCO Contributed Interests;
(c) Xxxxxxx shall have executed and delivered all agreements and
instruments, in form satisfactory to the Members, necessary to effect the
contribution to the Company of the Xxxxxxx Contributed Interests;
(d) All schedules, descriptions, document forms and other matters
described in this Agreement as exhibits attached hereto shall have been
completed, agreed to in writing by the Members and delivered to the Escrow
Agent to be attached hereto to form a part hereof; and AIMCO shall have
received acceptable property questionnaires for the Xxxxxxx Properties
acceptable to AIMCO;
(e) All necessary consents to the contribution to the Company of the
AIMCO Contributed Interests and the Xxxxxxx Contributed Interests, the
execution and delivery of the Management and Leasing Agreement and
Submanagement Agreements, and any other transaction contemplated hereby to
which consent may be required by the terms of any agreement to which a
Member or its Affiliate is a party or by which any of the AIMCO Contributed
Interests or Xxxxxxx Contributed Interests may be bound or to which such
interests may be subject shall have been obtained in writing and delivered
to the Company, including without limitation, the consent of any lenders;
(f) Each of the Members shall have executed and, at Completion, submit
for filing in accordance with Section 2.3 the Certificate of the Company;
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(g) Each of the Members shall have executed and delivered all other
agreements, documents and instruments reasonably required by the other
Member in connection with Completion; and
(h) Each of the Members shall have executed a writing evidencing its
acknowledgment that the Conditions to Completion have been satisfied and
delivered same to Escrow Agent.
Section 12.3 Escrow of this Agreement. (a) On the date hereof, the Members
have delivered to Skadden, Arps, Slate, Xxxxxxx & Xxxx LLP (the "ESCROW AGENT")
four (4) fully executed copies of this Agreement (the "ESCROWED AGREEMENTS").
This Agreement shall constitute escrow instructions to Escrow Agent as well as
the agreement of the Members. Escrow Agent is hereby appointed and designated to
act as the escrow agent for this Agreement and instructed to deliver or
otherwise dispose of this Agreement, pursuant to the terms hereof. In the event
that the last Stated Completion Date of which the Escrow Agent has timely
received notice pursuant to Section 12.1 has passed and the Escrow Agent has
not received the writings described in Section 12.2(h), Escrow Agent shall
destroy on the second (2nd) Business Day after such Stated Completion Date, by
mechanical shredder or other reasonable method, all Escrowed Agreements and
shall promptly deliver notice of its having done so pursuant hereto to the
Members. In the event that the Escrow Agent receives the writings described in
Section 12.2(h) on or prior to a Stated Completion Date of which the Escrow
Agent has received notice, the Escrow Agent shall deliver two (2) of the
Escrowed Agreements to AIMCO and two (2) of the Escrowed Agreements to Xxxxxxx.
(b) The Members and the Escrow Agent further agree that:
(i) the Escrow Agent shall accept the Escrowed Agreements with the
understanding of the parties that Escrow Agent is not a party to this
Agreement except to the extent of its specific responsibilities hereunder,
and does not assume or have any liability for the performance or
non-performance of the Members hereunder to either of them;
(ii) the Escrow Agent shall be protected in relying upon the accuracy,
acting in reliance upon the contents, and assuming the genuineness of any
notice, demand, certificate, signature, instrument or other document which
is given to the Escrow Agent without verifying the truth or accuracy of any
such notice, demand, certificate, signature, instrument or other document;
(iii) the Escrow Agent shall not be bound in any way by any other
agreement or understanding between the Members, whether or not the Escrow
Agent has knowledge thereof or consents thereto unless such consent is given
in writing;
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(iv) the Escrow Agent's sole duties and responsibilities shall be to
hold and deliver the Escrowed Agreements in accordance with this Agreement;
(v) the Escrow Agent shall not be liable for any action taken or
omitted by the Escrow Agent in good faith and believed by the Escrow Agent
to be authorized or within its rights or powers conferred upon it by this
Agreement, except for damage caused by the gross negligence, bad faith or
willful misconduct of the Escrow Agent;
(vi) upon the delivery or destruction of the Escrowed Agreements in
accordance with this Agreement, the Escrow Agent shall be relieved and
released from any liability under this Agreement;
(vii) the Escrow Agent may resign at any time upon at least ten (10)
days' prior written notice to the Members. If, prior to the effective date
of such resignation, the Members shall all have Approved, in writing, a
successor escrow agent, then upon the resignation of the Escrow Agent, the
Escrow Agent shall deliver the Escrowed Agreements to such successor escrow
agent. From and after such resignation and the delivery of the Escrowed
Agreements to such successor escrow agent, the Escrow Agent shall be fully
relieved of all of its duties, responsibilities and obligations under this
Agreement, all of which duties, responsibilities and obligations shall be
performed by the appointed successor escrow agent who shall then be the
"Escrow Agent" for all purposes hereunder. If for any reason the Members
shall not approve a successor escrow agent within such period, the Escrow
Agent may bring any appropriate action or proceeding for leave to deliver
the Escrowed Agreements with a court of competent jurisdiction, pending the
approval of a successor escrow agent, and upon such delivery the Escrow
Agent shall be fully relieved of all of its duties, responsibilities and
obligations under this Agreement;
(viii) the Members hereby agree, jointly and severally, to indemnify,
defend and hold the Escrow Agent harmless from and against any liabilities,
damages, losses, costs or expenses incurred by, or claims or charges made
against, the Escrow Agent (including attorneys' fees, expenses and court
costs) by reason of the Escrow Agent's acting or failing to act in
connection with any of the matters contemplated by this Agreement or in
carrying out the terms of this Agreement, except as a result of the Escrow
Agent's gross negligence, bad faith or willful misconduct; and
(ix) The Members represent that prior to the negotiation and
execution of this Agreement they were advised that the Escrow Agent was
representing AIMCO as such party's attorney in connection with this
Agreement and the transaction referred to herein and the parties hereto
covenant that they shall not object, on the grounds of conflict of interest
or otherwise, to the Escrow Agent continuing to act as the attorney for
AIMCO in connection with this Agreement and the transaction contemplated
herein, or to act as AIMCO's attorney in connection with any dispute in
connection herewith
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or any other matter, as well as act as the Escrow Agent hereunder;
provided, however, that the Escrow Agent delivers the Escrowed Agreements
to a court of competent jurisdiction or a mutually agreeable substitute
escrow agent if requested by any Member or if the Escrow Agent so desires.
(c) The Escrow Agent is executing this Agreement for the sole
purpose of acknowledging and agreeing to the provisions of this Section 12.3.
ARTICLE XII
MISCELLANEOUS
Section 13.1 Notices. Any notice, demand, election or other communication
(hereinafter called a "notice") that, under the terms of this Agreement or under
any statute, must be or may be given by the parties hereto shall be in writing,
properly and legibly addressed, and shall be given by mailing the same by
certified or registered mail, return receipt requested, postage-prepaid, by hand
delivery or by reputable overnight courier in each case addressed as follows:
To Xxxxxxx: QRPH Associates, L.L.C.
c/o The Xxxxxxx Companies
00 Xxxxxxxx Xxxxxxxx
Xxxxxxx Xxxx, Xxx Xxxxxx 00000
Attention: Xxxxxxx Xxxxxxx
and Xxxxxxx Xxxxxxxxxx
Fax No.: (000) 000-0000
Phone No.: (000) 000-0000
with a copy to:
Xxxxx Xxxxxxx Xxxxxxx & Xxxxx LLP
000 Xxxx Xxxxxx
Xxx Xxxx, Xxx Xxxx 00000
Attention: Xxxxxxxx X. Xxxxxxxxx, Esq.
Fax No.: (000) 000-0000
Phone No.: (000) 000-0000
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To AIMCO: AIMCO Properties, L.P.
00 Xxxxx Xxxxxx
Xxxx Xxxxxxxxxx, Xxx Xxxx 00000
Attention: Xxxxxxx X. Xxxx
Fax No.: (000) 000-0000
Phone No.: (000) 000-0000
with a copy to:
Skadden, Arps, Slate, Xxxxxxx & Xxxx LLP
000 Xxxxx Xxxxxx
Xxx Xxxx, Xxx Xxxx 00000
Attention: Xxxxxx X. Xxxxxxxx, Esq
Fax No.: (000) 000-0000
Phone No.: (000) 000-0000
To Escrow
Agent: Skadden, Arps, Meagher, Slate & Xxxx LLP
000 Xxxxx Xxxxxx
Xxx Xxxx, Xxx Xxxx 00000
Attention: Xxxx X. Rock, Esq.
Fax No.: (000) 000-0000
Phone No.: (000) 000-0000
All copies of notices to be sent to any party hereunder shall be sent in
the same manner as required for notices. Either party may designate, by notice
in writing to the other, a new or other address to which notices shall
thereafter be given. Any notice given hereunder (other than a notice of a new
address or additional address for notice purposes) shall be deemed given when
hand delivered to the person for which such notice is intended, five (5)
business days after being deposited with the United States Post Office as
hereinabove provided, or one (1) business day after being deposited with an
overnight courier service as hereinabove provided. Any notice of a new or
additional address for notice purposes shall be deemed given on the date upon
which the same is received by the addressee thereof.
Section 13.2 Complete Agreement. This Agreement fully sets forth all of the
agreements and understandings of the parties with respect to the Company and
supersedes any prior agreements of the parties. There are no representations,
agreements, arrangements or understandings, oral or written, other than
contemporaneous agreements, among the parties relating to the subject matter of
this Agreement which are not expressly set forth herein.
Section 13.3 Amendments. This Agreement may be amended only with the
Approval of the Members.
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Section 13.4 Severability. This Agreement is intended to be performed in
accordance with, and only to the extent permitted by, the applicable laws,
ordinances, rules and regulations of the jurisdictions in which the Company
engages in business. If any provision of this Agreement, or the application
thereof to any Person or circumstance, shall, for any reason and to any extent,
be held to be invalid or unenforceable, the remainder of this Agreement and the
application of such provision to other Persons or circumstances shall not be
affected, but rather shall be enforced to the full extent permitted by law.
Section 13.5 Ratification. Each Person who becomes a Member after the
execution and delivery of this Agreement shall, by becoming a Member, be deemed
thereby to ratify and agree to all prior actions taken by the Company and the
Members.
Section 13.6 Binding Upon Successors. This Agreement shall be binding upon
the parties hereto and their respective heirs, executors, administrators,
successors and assigns, and shall inure to the benefit of the parties hereto and
their respective heirs, executors, administrators, successors and permitted
assigns. This Agreement shall become effective upon the Completion.
Section 13.7 Rights of Third Parties. None of the provisions of this
Agreement shall be construed as having been made for the benefit of any creditor
of either the Company or any of the Members, nor shall any of such provisions be
enforceable by any Person not a party hereto.
Section 13.8 Broker. Except as set forth in a separate agreement, no party
hereto has dealt with any brokers, finders or salesmen in connection with this
transaction. Each party agrees to indemnify, defend and hold the other party
hereto harmless from and against any and all loss, cost, damage, liability or
expense, including reasonable attorneys' fees and expenses, which they may
sustain, incur or be exposed to by reason of any claim for fees or commissions
made by any brokers, finders or salesmen through such party.
Section 13.9 Legal Fees. The Company shall pay the reasonable legal fees
and disbursements of the attorneys for Members in connection with the
negotiation, execution and diligence of this Agreement.
Section 13.10 Governing Law. Irrespective of the place of execution or
performance, the validity and construction of this Agreement shall be governed
by the laws of the State of Delaware without regard to conflict of laws
principles. The parties hereto hereby consent to the jurisdiction of the courts
of the State of New Jersey over all disputes arising in connection with the
Company, this Agreement or the transactions or business contemplated hereby.
Section 13.11 Captions. The captions, headings and titles contained in this
Agreement are solely for convenience of reference and shall not affect the
interpretation of this Agreement or of any provision hereof.
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Section 13.12 Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall be deemed an original, but all of which shall
together constitute one instrument.
Section 13.13 Tense and Gender of Words. All terms and words used in this
Agreement, regardless of the tense or gender in which they are used, shall be
deemed to include each other tense and gender unless the context requires
otherwise.
Section 13.14 WAIVER OF JURY TRIAL. EACH MEMBER HEREBY WAIVES AND SHALL
WAIVE TRIAL BY JURY IN ANY ACTION OR PROCEEDING BROUGHT BY, OR COUNTERCLAIM
ASSERTED BY ANY OTHER MEMBER OR THE COMPANY WHICH ACTION, PROCEEDING OR
COUNTERCLAIM ARISES OUT OF OR IS CONNECTED WITH THE COMPANY, THIS AGREEMENT OR
ANY OF THE TRANSACTIONS CONTEMPLATED HEREBY.
Section 13.15 Confidentiality. Each of the Members acknowledge and agree
that they have entered into a separate Confidentiality Agreement, dated August
26, 1999, and agree to be bound by the terms thereof. The provisions of this
Section 13.13 shall survive the expiration or earlier termination of this
Agreement.
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IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of
the date first above written.
QRPH ASSOCIATES, L.L.C.
By: QRPH Realty Corp., its managing member
By:
-------------------------------------
Name: Xxxxxxx Xxxxxxxxxx
Title: Vice President
AIMCO PROPERTIES, L.P.
By: AIMCO-GP, Inc., a Delaware corporation, its
general partner
By:
-------------------------------------
Name: Xxxxxxx Xxxx
Title: Executive Vice President
AIMCO/IPT, INC.
By:
-------------------------------------
Name: Xxxxxxx Xxxx
Title: Executive Vice President
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IN WITNESS WHEREOF, the undersigned has executed this Agreement with
respect to Section 12.3 as of the date first above written.
SKADDEN, ARPS, SLATE, XXXXXXX & XXXX
LLP
By:
-----------------------------------
Name: Xxxxxx X. Xxxxxxxx
Title: Partner
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EXHIBIT "A"
MEMBERS' PERCENTAGE INTERESTS IN THE COMPANY
Member Percentage Interest
43
EXHIBIT "B"
"AGREED VALUE" OF INTERESTS COMPRISING XXXXXXX
CONTRIBUTED INTERESTS AND AIMCO CONTRIBUTED INTERESTS
Contributed Interest Agreed Value
44
EXHIBIT "C"
MEMBERS' INITIAL CAPITAL CONTRIBUTIONS
Capital
Member Contribution
45
EXHIBIT "D"
CAPITAL ACCOUNT AND DEPRECIATION INFORMATION
REGARDING XXXXXXX PARTNERSHIPS, PARTNERSHIPS,
XXXXXXX PROPERTIES AND AIMCO PROPERTIES
46
EXHIBIT "E-1"
MANAGEMENT AGREEMENTS
47
EXHIBIT "E-2"
CONTRIBUTION OF MANAGEMENT AGREEMENT
48
EXHIBIT "F"
MANAGEMENT AND LEASING AGREEMENT FORM
49
EXHIBIT "G"
SUBMANAGEMENT AGREEMENT FORM
