DEVELOPMENT FINANCING AGREEMENT
THIS AGREEMENT, made and entered into effective as of
this 23rd day of December, 1997, by and between Champps
Entertainment, Inc. ("Lessee"), whose address is 00
Xxxxxxxxx Xxxx, Xxxxxxx, Xxxxxxxxxxxxx 00000-0000, and AEI
Net Lease Income & Growth Fund XIX Limited Partnership, AEI
Real Estate Fund XV Limited Partnership, AEI Real Estate
Fund XVII Limited Partnership, and AEI Real Estate Fund
XVIII Limited Partnership ("Lessor"), whose address is Xxxxx
0000, Xxxxx Xxxxx Xxxxxx, Xxxxx Xxxx, Xxxxxxxxx 00000.
W I T N E S S E T H, that:
WHEREAS, Lessee is contemplating building on the
premises described in Exhibit "A" attached hereto the
following Improvements :
Construction of an approximately 11,100 square foot
building and improvements to be used as a Champps
Restaurant.
WHEREAS, Lessee has made application to Lessor for
development financing to defray the costs of constructing
such Improvements;
WHEREAS, Lessor's Assignor has issued to Lesee its
Development Financing and Leasing Commitment to advance
funds in the amount hereinafter specified, subject to
compliance with the terms and conditions of this Development
Financing Agreement and the Net Lease Agreement (the
"Lease") of even date herewith;
NOW THEREFORE, in consideration of entering into the
Lease and other good and valuable consideration, the receipt
of which is hereby acknowledged by the parties hereto, the
parties hereto agree as follows:
ARTICLE I
DEFINITIONS
For purposes of this Agreement, the following terms shall
have the following meanings:
1. "Application" shall mean Lessee's application
to the Lessor for the Development Financing the terms and
conditions of which are incorporated herein by reference.
2. "Architect's Contract" shall mean Lessee's
contract with the Project Architect.
3. "Commitment" shall mean Lessor's Commitment
to Lessee agreeing to provide the Development Financing.
(The "Development Financing and Leasing Commitment" dated of
even date herewith.)
4. "Completion Date" shall mean midnight,
October 1, 1998, subject to Force Majeure, as defined
herein.
5. "Construction Costs" shall mean land costs,
all costs paid to construct and complete the Improvements,
as specified on Exhibit "B" attached hereto and made a part
hereof.
6. "Construction Contracts" shall mean the
contracts between Lessee and Contractors for the furnishing
of labor, services or materials to the Leased Premises in
connection with the construction of the Improvements.
7. "Contractors" shall mean those firms directly
engaged by Lessee to construct the Improvements, whether one
or more.
8. "Contract Documents" shall mean the Project
Architect's Contract, Plans and Specifications and the
contract with the Contractor.
9. "Development Financing" shall mean the funds
to be made available pursuant to the Commitment and not to
exceed the lesser of the Construction Costs or the maximum
loan amount of Four Million Five Hundred Ten Thousand
Dollars ($4,510,000) as specified in the Commitment.
10. "Development Financing and Carrying Charges"
shall mean all fees, taxes and charges incurred under the
Development Financing and in the construction of the
Improvements including, but not limited to, non-refundable
commitment fees; interest charges, service and inspection
fees, attorney's fees, title insurance fees and charges,
recording fees and insurance premiums.
11. "Development Financing Documents" shall mean
this Agreement, the Lease, Assignment of Architects and
Construction Contracts, Guarantees, and such other documents
given to the Lessor as security for the Development
Financing.
12. "LTIC-CDD" shall mean Lawyers Title
Insurance Corporation, Construction Disbursement Department,
the nationally recognized title insurer, or Lessor's in-
house designee, to be LTIC-CDD under the Development
Financing Disbursement Agreement executed by and between the
parties of even date herewith.
13. "Final Disbursement Date" shall mean the
date of the final disbursement of the Development Financing
provided hereunder.
14. "Improvements" shall mean the structures and
other improvements to be constructed on the Leased Premises
in accordance with the Plans and Specifications.
15. "Initial Disbursed Funds" shall mean those
funds disbursed on the Closing Date for land acquisition and
related soft costs upon Lessor's acquisition of the Leased
Premises.
16. "Inspecting Architect" shall mean the
architect, if any, hired by Lessor to perform inspections of
the premises. An Inspecting Architect may only be engaged
by Lessor in the event of a default relating to construction
of the Improvements under the Development Financing
Documents.
17. "Leased Premises" shall mean the real
property described in the Exhibit "A" attached to this
Agreement, together with all Improvements, equipment and
fixtures thereon.
18. "Lessee Equity" shall mean the final
Construction Costs less the amount of the
Development Financing.
19. "Plans and Specifications" shall mean the
plans and specifications prepared by the Project Architect
who shall be licensed in the jurisdiction of the Leased
Premises and selected by Lessee.
20. "Project" shall mean the construction of the
Improvements on the Leased Premises.
21. "Project Architect" shall mean the architect
retained by Lessee to design and supervise construction of
the Improvements.
22. "Rental Modification Date" shall mean a date
one hundred and eighty days (180) from the date hereof.
23. "Sub-Contractors" shall mean those persons
furnishing labor or materials for the Project pursuant to
the Sub-Contracts.
24. "Sub-Contracts" shall mean the contracts
between the Contractor and its materialmen and mechanics in
the furnishing of labor or materials for the Project.
25. "Title" shall mean Lawyers Title Insurance
Corporation issuing the Lessor's fee owner's title insurance
policy.
ARTICLE II
THE DEVELOPMENT FINANCING
Subject to compliance with the provisions of this
Agreement, Lessor agrees to advance to Lessee, and Lessee
agrees to request from Lessor, the Development Financing.
The Development Financing shall be advanced in stages by
Lessor to LTIC-CDD and disbursed by LTIC-CDD pursuant to the
provisions of Article VIII hereof. The Development
Financing, or so much thereof as has been advanced
hereunder, shall bear interest at the rate and shall be
repaid in accordance with the terms hereof and the Lease.
The proceeds of the Development Financing shall be used
exclusively for the purposes of defraying Construction
Costs.
ARTICLE III
N/A
ARTICLE IV
CONSTRUCTION OF IMPROVEMENTS
Lessee agrees to commence construction of the
Improvements within thirty (30) days from the date of this
Agreement. After commencement of construction of any
Improvements, Lessee agrees to diligently pursue said
construction to completion, and to supply such moneys and to
perform such duties as may be necessary to complete the
construction of said Improvements pursuant to the Plans and
Specifications and in full compliance with all terms and
conditions of this Agreement and the Development Financing
Documents, all of which shall be accomplished on or before
the Completion Date, subject to Force Majeure and without
liens, claims or assessments (actual or contingent) asserted
against the Leased Premises for any material, labor or other
items furnished in connection therewith, subject to Lessee's
right to contest such liens, claims, or assessments provided
the same are removed as a lien upon the Leased Premises
prior to foreclosure of such lien, and all in full
compliance with all construction, use, building, zoning and
other similar requirements of any pertinent governmental
jurisdiction. Lessee will provide to Lessor, upon request,
evidence of satisfactory compliance with all the above
requirements.
ARTICLE V
REPRESENTATIONS AND WARRANTIES OF THE LESSEE
Lessee hereby represents and warrants to the Lessor, which
representations and warranties shall be deemed to be
restated by Lessee each time Lessor makes an advance of the
Development Financing, that:
1. VALIDITY OF DEVELOPMENT FINANCING DOCUMENTS - The
Development Financing Documents are in all respects legal,
valid and binding according to their terms.
2. NO PRIOR LIEN ON FIXTURES - No mortgage, xxxx of sale,
security agreement, financing statement, or other title
retention agreement (except those executed in favor of
Lessor) has been, or will be, executed with respect to any
fixture (except Lessee's trade fixtures not financed with
this Development Financing) used in conjunction with the
construction, operation or maintenance of the improvements.
3. CONFLICTING TRANSACTION OF LESSEE - The consummation of
the transactions hereby contemplated and the performance of
the obligations of Lessee under and by virtue of the
Development Financing Documents will not result in any
breach of, or constitute a default under, any mortgage,
lease, bank loan or credit agreement, corporate charter, by-
laws, partnership agreement, or other instrument to which
Lessee is a party or by which it may be bound or affected,
the breach of which would materially affect Lessee's ability
to perform its obligations hereunder.
4. PENDING LITIGATION - There are no actions, suits or
proceedings pending, or to the knowledge of Lessee
threatened, against or affecting it or the Leased Premises,
or involving the validity or enforceability of any of the
Development Financing Documents, at law or in equity, or
before or by any governmental authority, except actions,
suits and proceedings that are fully covered by insurance or
which, if adversely determined would not substantially
impair the ability of Lessee to perform each and every one
of its obligations under and by virtue of the Development
Financing Documents; and to the Lessee's knowledge it is not
in default with respect to any order, writ, injunction,
decree or demand of any court or any governmental authority.
5. VIOLATIONS OF GOVERNMENTAL LAW, ORDINANCES OR REGULATIONS
- To the best knowledge of Lessee, there are no violations
or notices of violations of any federal or state law or
municipal ordinance or order or requirement of the State in
which the Leased Premises are located or any municipal
department or other governmental authority having
jurisdiction affecting the Leased Premises, which violations
in any way have a material adverse affect on the Leased
Premises and which remain uncured after notice by such
governmental authority or department (if notice is required)
and the expiration of the time within which Lessee may cure
such violation, or if no time limitation is specified,
within a reasonable time after notice to cure such violation
.
6. COMPLIANCE WITH ZONING ORDINANCES AND SIMILAR LAWS - To
the best knowledge of Lessee, the Plans and Specifications
and construction pursuant thereto and the use of the Leased
Premises contemplated thereby comply and will comply with
all present governmental laws and regulations and
requirements, zoning ordinances, standards, and regulations
of all governmental bodies exercising jurisdiction over the
Leased Premises. Lessee agrees to provide the Project
Architect's certification to such effect prior to the
funding of the first disbursement under the Development
Financing.
7. LESSEE'S STATUS AND AUTHORITY - If the Lessee be a
corporation, limited liability company, trust or a
partnership, Lessee warrants and represents that (i) it is
duly organized, existing and in good standing under the laws
of the state in which it is incorporated or created; (ii) it
is duly qualified to do business and is in good standing in
the state in which the Leased Premises are located; (iii) it
has the corporate or other power, authority and legal right
to carry on the business now being conducted by it and to
engage in the transactions contemplated by this Agreement
and the Development Financing Documents; and (iv) the
execution and delivery of this Agreement and the Development
Financing Documents and the performance and observance of
the provisions hereof and thereof have been (or future acts
will be) duly authorized by all necessary trust,
partnership, or corporate actions of Lessee. Lessee will
furnish such resolutions, affidavits and opinions of counsel
to such effect as Lessor may reasonably require.
8. AVAILABILITY OF UTILITIES - All utility services
necessary for the construction of the Improvements will be
available prior to the commencement of construction, and all
utility services necessary for the proper operation of the
Improvements for their intended purposes are available at
the Leased Premises or will be available at the Leased
Premises prior to the Final Disbursement Date, at
commercially comparable utility rates and hook-up charges
for the vicinity, including water supply, storm and sanitary
sewer facilities, gas, electricity and telephone facilities.
Lessee shall furnish evidence of such availability of
utilities from time to time at Lessor's request.
9. BUILDING PERMITS - All building permits required for the
construction of the Improvements have been obtained prior to
the commencement of the construction of the Improvements and
copies of same will be delivered to Lessor.
10. CONDITION OF LEASED PREMISES - The Leased Premises
are not now damaged or injured as a result of any fire,
explosion, accident, flood or other casualty, nor to the
best of Lessee's knowledge, subject to any action in eminent
domain.
11. APPROVAL OF PLANS AND SPECIFICATIONS - To the best
knowledge of Lessee in reliance upon the Project Architect's
certification to such effect, the Plans and Specifications
conform to the requirements and conditions set out by
applicable law or any effective restrictive covenant, to all
governmental authorities which exercise jurisdiction over
the Leased Premises or the construction thereon, and no
construction will be commenced upon the Leased Premises
until said Plans and Specifications shall have been approved
by Lessor, which consent shall not be unreasonably withheld
or delayed and shall be given or withheld within ten
business days after written request therefor. Subject to
Article VI, paragraph 14, no material changes are to be made
in the Plans and Specifications as approved without Lessor's
prior consent, which consent shall not be unreasonably
withheld or delayed and shall be given or withheld within
ten business days after written request therefor; except,
after prior written notice to Lessor, provided the
Development Financing shall remain in balance as set forth
in Article VII, paragraph 3 herein, Lessor shall consent to
reallocation among line items or use of the Construction
Contingency in the aggregate of not more than the amount
budgeted as set forth on Exhibit B for Construction
Contingency, unless Lessee shall deposit Owner Equity with
LTIC-CDD in the amount of such excess over the budgeted
amount.
12. CONSTRUCTION CONTRACTS - Lessee has entered into
contracts with the Contractors or separate contracts with
materialmen and laborers providing for the construction of
the Improvements. Lessee will cause the Contractors to
promptly furnish Lessor with the complete list of all Sub-
contractors or entities as and when under contract, which
Contractors propose to engage to furnish labor and/or
materials in constructing the Improvements (such list
containing the names, addresses, and amounts of such sub-
contracts as written in excess individually of $5,000, and
prior to disbursement of funds to or for the benefit of such
Subcontractors, affidavits of authorized signatory and other
documents commercially reasonably required by Title to
insure that the Leased Premises remain lien free) and will
from time to time furnish Lessor or Title with true copies
of all Contracts entered into by Lessee and with the terms
of all verbal agreements therefor, if any, and as to
subcontractors, letters signed by sub-contractors whose
contracts are in excess of $5,000 setting forth the present
amount of their contract and the amounts remaining to be
paid under that contract, if the same information is not
stated on a lien waiver reflecting the most currently
requested payment to such subcontractor.
13. BROKERAGE COMMISSIONS - No brokerage commissions are
due in connection with the transaction contemplated hereby
or if there are commissions due or payable the same will be
paid by Lessee. Lessee agrees to and shall indemnify Lessor
from any liability, claims or losses arising by reason of
any such brokerage commissions. This provision shall
survive the repayment of the Development Financing and shall
continue in full force and effect so long as the possibility
of such liability, claims or losses exists.
14. NO PRIOR WORK - Except as may have been permitted by
Lessor, no work or construction has been commenced or will
be commenced by or on behalf of Lessee on the Leased
Premises, nor has Lessee entered into any contracts or
agreements for such work or construction which could result
in the imposition of a mechanic's or materialmen's lien on
the Leased Premises or the Improvements prior to or on
parity with the interest of Lessor.
15. ENVIRONMENTAL IMPACT STATEMENT - All required
environmental impact statements as required by any
governmental authority having jurisdiction over the Leased
Premises or the construction of the Improvements have been
duly filed and approved.
16. ACCESS - The Leased Premises front on a publicly
maintained road or street or have access to such a road or
street under an easement or private way, which is not
subject to a reversion in favor of any party.
17. FINANCIAL INFORMATION - Any financial statements
heretofore delivered to Lessor are true and correct in all
respects, have been prepared in accordance with generally
accepted accounting practice, and fairly present the
respective financial conditions of the subject thereof as of
the respective dates thereof and no materially adverse
change has occurred in the financial conditions reflected
therein since the respective dates thereof.
ARTICLE VI
COVENANTS OF LESSEE
Lessee hereby covenants and agrees with Lessor as follows:
1. SURVEYS - Prior to execution of any Development Financing
Documents and prior to the initial request for a
Disbursement (as defined in Article VIII hereof), Lessee has
furnished to Lessor three copies of a current perimeter land
survey, in form and substance satisfactory to Lessor,
certified to Lessor, giving a description of the Leased
Premises and showing all encroachments onto or from the
Leased Premises, currently certified by a registered
surveyor and bearing his registry number and showing access
rights, easements, or utilities, rights of way, all setback
requirements upon the Leased Premises, improvements, matters
affecting title and such other items as Lessor may
reasonably request.
2. TITLE INSURANCE - Prior to the initial request for
Disbursement the Lessee has furnished Lessor with an ALTA
policy of title insurance, and prior to any subsequent
request for Disbursement such ALTA policy of title insurance
shall be brought down to the date of Disbursement by
endorsement, all in form and substance satisfactory to
Lessor issued at the Lessee's expense and written by Title
insuring the Leased Premises to be marketable, free from
exceptions for mechanic's and materialmen's liens and free
from other exceptions not previously approved by the Lessor,
naming Lessor as fee owner insured to the extent of advances
made hereunder subject only to such exceptions as may be
reasonably approved by Lessor.
3. RESTRICTIONS ON CONVEYANCE OR SECONDARY FINANCING -
Lessee will not transfer, sell, convey or encumber the
Leased Premises or subject the Leased Premises to any
secondary financing in any way without the written consent
of the Lessor, except as permitted in Article V, paragraph 2
relating to trade fixture financing sources or suppliers.
4. INSURANCE - To obtain or cause Contractor to obtain and
maintain such insurance or evidence of insurance as Lessor
may reasonably require, including but not limited to the
following:
(a) BUILDER'S RISK INSURANCE - Builder's Risk
Insurance written on the so-called "Builder's Risk-Completed
Value Basis" in an amount equal to the full replacement cost
of the Improvements at the date of completion with coverage
available on the so-called multiple peril form of policy,
including coverage against collapse and water damage, naming
Lessor as additional named insured, such insurance to be in
such amounts and form and written by such companies as shall
be reasonably approved by Lessor, and the originals of such
policies (together with appropriate endorsement thereto,
evidence of payment of premiums thereon and written
agreements by the insurer or insurers therein to give Lessor
ten (10) days' prior written notice of any intention to
cancel) shall be promptly delivered to Lessor, said
insurance coverage to be kept in full force and effect at
all times until the completion of construction of the
Improvements.
(b) HAZARD INSURANCE - Fire and Extended
Coverage Insurance, and such other hazard insurance as
Lessor may require and as called for in the Lease in an
amount equal to the full replacement cost of the
Improvements naming Lessor as an additional named insured,
such insurance to be in such amounts and form and written by
such companies as shall be reasonably approved by Lessor,
and the originals of such policies (together with
appropriate endorsements thereto, evidence of payment of
premiums thereon and written agreement by the insurer or
insurers therein to give Lessor ten (10) days' prior written
notice of any intention to cancel) shall be promptly
obtained and delivered to Lessor immediately upon completion
of the construction of the Improvements and before any
portion is occupied by Lessee or any tenant of Lessee with
such insurance to be kept in full force and effect at all
times thereafter.
(c) PUBLIC LIABILITY - Comprehensive public
liability insurance (including operations, contingent
liability operations, operations of sub- contractors,
completed operations and contractual liability insurance) in
limits of coverage as set forth in the Lease.
(d) WORKMEN'S COMPENSATION INSURANCE - Evidence
of compliance with the required coverage under statutory
workmen's compensation requirements.
5. COLLECTION OF INSURANCE PROCEEDS - To cooperate with
Lessor in obtaining for Lessor the benefits of any insurance
or other proceeds lawfully or equitably payable to it in
connection with the transaction contemplated hereby and the
collection of any indebtedness or obligation of the Lessee
to Lessor incurred hereunder (including the payment by
Lessee of the expense of an independent appraisal on behalf
of Lessor in case of a fire or other casualty affecting the
Leased Premises).
6. APPLICATION OF DEVELOPMENT FINANCING PROCEEDS - To use
the proceeds of the Development Financing solely for the
purpose of paying for Construction Costs and such incidental
costs relative to the construction as may be reasonably
approved from time to time in writing by Lessor, and in no
event to use any of the Development Financing proceeds for
personal, corporate or other purposes.
7. EXPENSES - To pay all costs of closing the Development
Financing and all expenses of Lessor with respect thereto,
including, but not limited to, legal fees by Lessor's
counsel and all other reasonable attorney's fees (limited as
set forth in the Commitment), costs of title insurance,
transfer taxes, license and permit fees, recording expenses,
surveys, intangible taxes, appraisal fees, Inspecting
Architect fees, expenses of retaking possession upon default
by Lessee hereunder or other costs of enforcement (including
reasonable attorney's fees) and similar items.
8. LAWS, ORDINANCES AND ETC. - To comply promptly with any
law, ordinance, order, rule or regulation of all authorities
exercising jurisdiction over the Leased Premises or the
construction thereon, including appropriate supervising
boards of fire underwriters and similar agencies and the
requirements of any insurer issuing coverage on the Project.
9. RIGHT OF LESSOR TO INSPECT LEASED PREMISES - Upon 48
hours notice, except in cases which Lessor reasonably deems
to be an emergency, in which event upon reasonable notice
under the circumstances, to permit Lessor and Title and
their representatives and agents to enter upon the Leased
Premises and to inspect the Improvements and all materials
to be used in construction thereof and to cooperate and
cause Contractor to cooperate with Lessor or Title and their
representatives and agents during such inspections, provided
that such is accomplished without interrupting the
construction process. Provided, further, however, that this
provision shall not be deemed to impose upon Lessor or Title
any duty or obligation whatsoever to undertake such
inspections, to correct any defects in the Improvements or
to notify any person with respect thereto.
10. BOOKS AND RECORDS - To set up and maintain accurate and
complete books, accounts and records pertaining to the
Project including the working drawings in a manner
reasonably acceptable to Lessor. The Lessor, Title and
Inspecting Architect shall have the right at all reasonable
times and upon reasonable prior notice to inspect, examine
and copy all books and records of Lessee relating to the
Project, and to enter and have free access to the Leased
Premises and Improvements and to inspect all work done,
labor performed and material furnished in or about the
Project, provided that such is accomplished without
interrupting the construction process. Notwithstanding the
foregoing, Lessee shall be responsible for making
inspections as to the Improvements during the course of
construction and shall determine to its own satisfaction
that the work done or materials supplied by the Contractors
and all Subcontractors has been properly supplied or done in
accordance with the applicable contracts. Lessee will hold
Lessor and Title harmless from and Lessor and Title shall
have and have no liability or obligation of any kind to
Lessee or creditors of Lessee in connection with any
defective, improper or inadequate workmanship or materials
brought in or related to the Improvements or the Leased
Premises, or any mechanic's liens arising as a result of
such workmanship or materials. Upon Lessor's request,
Lessee shall replace or cause to be replaced any such work
or material found to be materially deficient by the Project
Architect or Independent Architect. Lessor shall cooperate
with Lessee in obtaining any rights under any applicable
warranties to accomplish such work. Any inspections made by
Inspecting Architect, Title or Lessor are for the sole
benefit of Lessor and neither Lessee nor any creditor,
tenant or vendee of Lessee shall be entitled to rely on such
inspection. Lessee shall obtain for Lessor coincident
rights to rely upon any warranties obtain by Lessee from its
Contractors or subcontractors.
11. CORRECTION OF DEFECTS - To promptly correct any
structural defects in the Improvements or any material
departure from the Plans and Specifications not previously
approved by Lessor. The advance of any Development
Financing proceeds shall not constitute a waiver of Lessor's
right to require compliance with this covenant.
12. SIGN REGARDING DEVELOPMENT FINANCING - To allow
Lessor to erect and maintain at a suitable site on the
Leased Premises, at a location to be chosen by Lessee in its
reasonable discretion, a sign indicating that Development
Financing is being provided by Lessor, to the extent
permitted by law or private covenant, condition, or
agreement affecting the Project.
13. ADDITIONAL DOCUMENTS - To furnish to Lessor all
instruments, documents, initial surveys, footing or
foundation surveys, if conducted, certificates, plans and
specifications, appraisals, financial statements, title and
other insurance reports and agreements and each and every
other document and instrument required to be furnished by
the terms hereof, all at Lessee's expense; to assign and
deliver to Lessor such documents, instruments, assignments
and other writings, and to do such other acts necessary or
desirable to preserve and protect the Leased Premises, as
Lessor may require; and to do and execute all and such
further lawful and reasonable acts, conveyances and
assurances for the carrying out of the intents and purposes
of this Agreement, the Lease, or the Commitment, as Lessor
shall reasonably require from time to time.
14. ARCHITECTS AND CONSTRUCTION CONTRACTS - To commit no
default nor knowingly permit a default under the terms of
the Architects or Construction Contracts; To waive none nor
knowingly permit a waiver of the obligations of the parties
thereunder; To do no act which would relieve such parties
from their obligations thereunder; To make no amendments to
such contracts, without the prior written consent of Lessor;
To enter into no change orders or extras that cause a
reallocation among budgeted line items, or that in the
aggregate or singularly result in a net increase in excess
of 10% of the original contract amount without Lessor's
prior written consent, which consent shall not be
unreasonably withheld or delayed; provided, however, Lessor
shall be given written notice and copies of all change
orders; provided, further, however, with written notice to
Lessor prior to any request for funds subsequent to any such
change order or reallocation, the Lessee shall be allowed to
enter into any change order or extra which is accounted for
by use of any reallocation among line items or any remaining
budgeted Contingency line item, or if the same has been
exhausted, Lessee shall be allowed increases in the original
contract amount without Lessor's consent if Lessee has, upon
the execution of said change order, deposited with Lessor
the amount by which such change order increases the total
Construction Cost; To allow all such contracts to be subject
to the approval of Lessor for its loan purposes; To allow
Lessor to take advantage of all the rights and benefits of
the contracts upon any default by Lessee; and to submit
evidence to Lessor that both the Architect and the
Contractors will permit Lessor to acquire Lessee's interest
under their respective contracts and the Contract Documents
without additional charge or fee should an event of default
occur hereunder, which default is not cured within
applicable notice and cure periods.
15. ENFORCE PERFORMANCE OF SUB-CONTRACTS - To enforce,
or cause to be enforced, the prompt performance of the Sub-
Contracts in accordance with their terms and not to approve
any changes in the same that in the aggregate or singularly
result in a net increase in excess of 10% of the original
General Contractor's contract amount without Lessor's prior
written consent, which consent shall not be unreasonably
withheld or delayed, provided Lessee's right to enter into
any such change order shall be on the same terms set forth
in Section 14 above.
16. COMPLIANCE WITH RULES - To comply with, and to
require the Contractors to comply with, all rules,
regulations, ordinances and laws bearing on the conduct of
the work on the Improvements, including the requirements of
any insurer issuing coverage on the Project and the
requirements of any applicable supervising boards of fire
underwriters.
17. OPINIONS OF COUNSEL - To furnish such opinions of
counsel as may be reasonably requested of the Lessee in
connection with the matters contemplated by this Agreement.
18. SOIL TESTS - To provide the Lessor with a soil
report prepared by an acceptable engineer certifying as to
the status of the soil conditions on the Leased Premises,
the need or lack of need for special pilings and foundations
and that either any pilings and foundation necessary to
support the Improvements have been placed in a manner and
quantity sufficient to provide the required support or that
no such pilings and foundations are necessary for the
support and construction of the Improvements.
19. MARKETABLE TITLE - To execute and deliver or cause
to be executed and delivered such instruments as may be
required by the Lessor and Title to provide Lessor with a
marketable, valid title to the Leased Premises subject only
to such exceptions to title as may be reasonably approved by
Lessor.
20. VIOLATIONS OF GOVERNMENTAL LAW, ORDINANCES OR
REGULATIONS -
Lessee will permit no violations nor commit the same, of any
federal or state law or municipal ordinance or order or
requirement of the State in which the Leased Premises are
located or any municipal department or other governmental
authority having jurisdiction affecting the Leased Premises,
which violations in any way have a material adverse affect
on the Leased Premises and which remain uncured after notice
by such governmental authority or department (if notice is
required) and the expiration of the time within which Lessee
may cure such violation, or if no time limitation is
specified, within a reasonable time after notice to cure
such violation .
21. COMPLIANCE WITH ZONING ORDINANCES AND SIMILAR LAWS -
The Plans and Specifications and construction pursuant
thereto and the use of the Leased Premises contemplated
thereby will comply with all governmental laws and
regulations and requirements, zoning ordinances, standards,
and regulations of all governmental bodies exercising
jurisdiction over the Leased Premises, including
environmental protection and equal employment regulations,
and appropriate supervising boards of fire underwriters and
similar agencies.
22. APPROVAL OF PLANS AND SPECIFICATIONS - The Plans and
Specifications will conform to the requirements and
conditions set out by applicable law or any effective
restrictive covenant, and to all governmental authorities
which exercise jurisdiction over the Leased Premises or the
construction thereon.
23. NOTICE OF COMMENCMENT\FURNISHING - To provide Lessor
prior to the initial request for a Disbursement, with a copy
of the Notice of Commencement and any amendments thereto
prepared in accordance with Michigan Statute and to be
recorded with the County Recorder's Office where the Leased
Premises are situate immediately following the recording of
the Memorandum of Lease between the parties hereto. Lessee
represents and warrants that a Notice of Commencement has
not been and will not be recorded prior to the recording of
the Memorandum of Lease. Lessee shall post and keep posted
the Notice of Commencement and all amendments thereto in a
conspicuous place on the Leased Premises during the course
of construction of the Project. Lessee further represents
and warrants to timely comply with all provisions of
Michigan Statute respecting keeping the Leased Premises free
of mechanic's liens and failure to do so shall be deemed an
Event of Default as defined under the Net Lease Agreement
and this Agreement. Lessee shall provide Lessor with a copy
of each Notice of Furnishing (as defined in Michigan
Statute) received by Lessee during the course of
construction of any Improvements on the Leased Premises.
ARTICLE VII
CONDITIONS PRECEDENT TO A DISBURSEMENT
It shall be a condition precedent to each Disbursement under
this Development Financing
Agreement that:
1. DEVELOPMENT FINANCING DOCUMENTS - The Development
Financing Documents shall have been duly executed and
delivered to Lessor and shall be in full force and effect.
2. LESSEE EQUITY - Lessee shall have paid all of the Lessee
Equity funds into the Project before the first Disbursement
(or any subsequent Disbursement if additional Lessee Equity
should be required) and Lessee shall deliver evidence of
such payment reasonably satisfactory to Lessor.
3. DEVELOPMENT FINANCING BALANCE - As of the date
immediately prior to any Disbursement, the total amount of
unadvanced proceeds of the Development Financing shall be
sufficient, in the commercially reasonable opinion of Lessor
(the opinion of Lessor being based upon affidavit of the
General Contractor, the Project Architect, the Inspecting
Architect, or other reliable licensed third party
contractor) to complete the Improvements free of liens. To
the extent the total of the unadvanced proceeds of the
Development Financing shall be insufficient, at any time, in
Lessor's reasonable opinion, (based upon the affidavit as
set forth above) to complete the Improvements, or be less
than the total Construction Costs not yet paid for or not
yet incurred (including interest accruing for the remainder
of the term or extensions thereof, if any), the Lessee shall
immediately deposit with the Lessor or with Title, as
additional Lessee Equity funds, an amount equal to such
deficiency and such additional Lessee Equity funds shall be
disbursed by LTIC-CDD prior to the Disbursement of any
further advance or advances under this Agreement.
4. NO DEFAULT - No event of default, which remains uncured
after the expiration of applicable cure periods, shall exist
under this Agreement or the Development Financing
Documents.
5. REPRESENTATIONS AND WARRANTIES - The representations and
warranties in Article V hereof shall be true and correct on
and as of the date of each Disbursement.
6. COVENANTS - Lessee shall have complied with all of the
covenants made by it in Article VI hereof.
7. SWORN CONSTRUCTION STATEMENT - Prior to the initial
disbursement hereunder, the Lessee shall have submitted to
Lessor and Title a Construction Cost Statement or the
Construction Contract (if such information is contained
therein) sworn to by Lessee and Contractors reflecting all
major Sub-Contractors or materialmen who shall then be
engaged in furnishing labor, materials or supplies for the
Improvements. The list should show the name of each and
every Contractor, Sub-Contractor and materialman (or at
least such entities or individuals whose contract is in
excess of $5,000), its address and an estimate of the dollar
value of the work, labor and materials to be done or
supplied and a general statement of the nature of the work
to be done or materials to be supplied by each Contractor.
Thereafter, if such list should change or new subcontractors
shall execute contracts not reflected on the above list, the
Lessee shall furnish to the Lessor any amendments or
additions to the original statement as so submitted.
8. APPLICATION FOR PAYMENT - Lessor shall have received an
Application for Payment pursuant to Article VIII hereof.
9. TITLE - Title shall issue its endorsement to the title
policy insuring the Lessor as fee owner under the policy in
the aggregate amounts of all prior Disbursements and the
requested Disbursement.
10. WORK IN PLACE - All work or materials for which a
Disbursement is requested shall be in place and incorporated
into the Improvements.
11. AMENDED NOTICE OF COMMENCEMENT - Lessee shall provide
Lessor with any amended Notice of Commencement filed in
accordance with Michigan Statue, and any Notice of
Furnishing (as defined in Michigan Statute) received by
Lessee during the course of construction of any Improvements
on the Leased Premises.
ARTICLE VIII
METHODS OF DISBURSEMENTS OF DEVELOPMENT FINANCING
PROCEEDS
The Development Financing shall be disbursed (a
"Disbursement") as follows:
1. PROCEDURE - Not more often than monthly, Lessee may
submit an Application for
Payment in the form attached hereto as Exhibit "C"
requesting the Disbursement of proceeds under the
Development Financing, which request shall be submitted to
Lessor and to LTIC-CDD at least five (5) business days prior
to the date on which a Disbursement is requested. Provided
the conditions of this Development Financing Agreement are
met on the date requested for such advance, Lessor shall
advance to LTIC-CDD amounts certified to be currently
payable by Lessee (excluding the retainage hereinafter
specified) for the then incurred portion of Total
Construction Costs pursuant to the Application for Payment.
All costs shall have been approved in writing by the Project
Architect, Lessee, Contractor, and if required by Lessor, by
the Inspecting Architect. All interest accruing need not be
disbursed to LTIC-CDD, but may be immediately and
automatically credited by Lessor to the Development
Financing account. LTIC-CDD shall disburse all funds
advanced to it by Lessor in accordance with the terms and
provisions of this Agreement and any special escrow
requirements imposed by LTIC-CDD as a condition to its
acting as the disbursing agent hereunder. The disbursed
proceeds of the Development Financing shall bear interest
from and including the date of disbursement to LTIC-CDD or
the date of credit by Lessor provided that in the event LTIC-
CDD shall fail to disburse any advances within five (5)
business days after the date set for an advance, LTIC-CDD
shall return said advance to Lessor and interest on such
advance shall xxxxx from and after the date of such return.
Any amounts disbursed to LTIC-CDD and returned by LTIC-CDD
to the Lessor shall not be deemed to be advanced under the
Development Financing Documents. Each Application for
Payment shall clearly set forth the amounts due to Lessee
and to each Contractor out of the requested
Development Financing and shall be accompanied by the
following:
a. A Draw Request Certificate in the form
attached hereto as Exhibit "D" certifying that each
contractor or materialman for which payment is requested in
the relevant Application for Payment has satisfactorily
completed the work or furnished the materials for which
payment is requested in accordance with the applicable
contract; that all work for which an Application for Payment
is made substantially conforms to the Contract Documents and
any approved changes, and is in place; and that sufficient
funds remain of the undisbursed Development Financing
proceeds to complete the Project and that all funds
previously disbursed have been applied as per the previous
Application for Payment.
b. Waivers of Mechanics' Liens and Materialmen's
Liens executed by all Contractors for all work done and all
materials furnished to the Leased Premises and included in
such current Application for Payment, or evidence reasonably
required by Title to insure over the same by special
specific endorsement, or such other releases or lien
pursuant to bonding or otherwise to prevent such liens from
attaching to the Leased Premises.
c. Waivers of Mechanics' Liens and Materialmen's
Liens executed by all Sub-Contractors and workmen and
materialmen for all work done and all materials furnished to
the Leased Premises and included in the immediately
preceding Application for Payment, or evidence reasonably
required by Title to insure over the same by special
specific endorsement, or such other releases or lien
pursuant to bonding or otherwise to prevent such liens from
attaching to the Leased Premises.
d. Such other supporting evidence, including
invoices and receipts as may be requested by Lessor or LTIC-
CDD to substantiate all payments which are to be made out of
the Disbursement or to substantiate all payments then made
in respect to the Project.
2. INTEREST ADVANCE - If interest has accrued on the
Development Financing and is unpaid or fees are payable to
the Lessor hereunder, Lessor shall be, and hereby is,
authorized at any time to advance to itself from the
proceeds of the Development Financing the total amount of
such accrued interest and fees, whether or not an
Application for Payment has been submitted by the Lessee and
the same shall be deemed to be an advance of the proceeds of
the Development Financing under this Agreement in the same
manner and with the same effect as if advanced under the
provisions above. It is understood Lessor may establish an
automatic interest reserve whereby Lessor may withdraw from
the Development Financing account on a regular basis the
accrued interest on the Development Financing and credit the
Development Financing balance with the same.
3. ASSESSMENT AND TAX ADVANCE - As taxes and assessments
become due on the Leased Premises, Lessor shall be, and
hereby is, authorized to advance to itself automatically
from the proceeds of the Development Financing, the total
amount of such taxes and assessments and the same shall be
deemed to be an advance of the proceeds of the Development
Financing under this Agreement in the same manner and with
the same effect as if advances under the provisions above,
if not previously paid before due pursuant to Lessee's
obligations under the Lease.
4. DISBURSE UNDER DEVELOPMENT FINANCING DOCUMENT - All sums
advanced and disbursed hereunder shall be disbursed under
and shall be secured by the Development Financing Documents.
5. PAYMENTS TO SUBCONTRACTORS - In its reasonable discretion
LTIC-CDD may make payments directly to any subcontractor or
materialman.
6. RETAINAGE - Each Disbursement shall be limited to an
amount equal to ninety percent (90%) of the value, exclusive
of Contractor's profit and overhead, of the materials and
labor furnished to the Leased Premises and the balance
(herein called the Retainage) shall be retained by Lessor,
provided that thirty (30) days after completion by each
subcontractor or materialman of his subcontract Lessor will
disburse to such party, or to the Contractor on behalf of
such party the Retainage withheld from said party, provided
that as a condition to such disbursement the Lessee and
Project Architect and the Inspecting Architect shall certify
to Lessor the date that such Party's subcontract has been
fully and satisfactorily completed and the subcontractor or
materialmen shall have supplied Title with satisfactory
final lien waivers, including final lien waivers for any of
its submaterialmen or sub- contractors and the requirements
of any bonding company issuing the Bonds shall have been
fulfilled. Any Retainage due the Contractor for work
performed or materials furnished by the Contractor and the
final balance of Contractor's profit and overhead shall be
disbursed on the Final Disbursement Date pursuant to Article
IX hereof. Contractor's profit and overhead shall be
disbursed based upon and in proportion to the percentage of
completion of the Project, or amounts payable under the
Construction Contract for work actually performed, whichever
is less, as certified by the Project Architect.
ARTICLE IX
FINAL DEVELOPMENT FINANCING BALANCE
Unless and until Lessor and Lessee have entered into a
mutually satisfactory escrow holdback and undertaking
agreement to, inter alia, complete the Improvements and
otherwise satisfy the requirements of this Article IX, at no
time and in no event shall Lessor be obligated to disburse
the balance of the proceeds of the Development Financing,
including any Retainage until the date the following have
been satisfied (the "Final Disbursement Date"):
1. Lessor shall have received reasonably satisfactory
evidence of the final completion of the Improvements in
substantial accordance with the Contract Documents and the
Certificate of Final Completion from the Project Architect
accepted by the Contractor and Lessee.
2. Lessor shall have received satisfactory as-built surveys
reflecting the final location of the Improvements as fully
completed on the Leased Premises in accordance with the
Contract Documents, said survey to be prepared by a
registered or licensed surveyor bearing his registry number,
certifying to Lessor as to the legal description of the
Leased Premises and showing all Improvements located on the
Leased Premises and indicating the street address of the
Improvements, absence of any encroachments on the Leased
Premises or from the Leased Premises onto adjacent land,
showing all access points, and showing conformance to all
set back requirements and delineating all utility easements
that are specifically legally described, rights of way and
other matters affecting the Leased Premises, and certifying
as to the total acreage of the land, the exterior dimensions
of the Improvements, and the number of parking spaces, if
any, and such other matters as Lessor may reasonably
request.
3. Lessor shall have received a requisite affidavit of the
Lessee, Contractor and Project Architect, and approved by
the Inspecting Architect certifying as to the final cost of
the Improvements.
4. Title shall have been furnished with such final lien
waivers sufficient in the opinion of Title to dissolve any
possible Mechanic's and Materialman's Liens affecting title
to the Leased Premises or Lessee shall have provided a bond
or other security sufficient to remove the lien as an
encumbrance upon title to the Leased Premises and Title
shall have issued its endorsements to the title policy
increasing the insured coverage to the full amount of all
sums disbursed under this Development Financing Agreement.
5. Lessor shall have received evidence that all of the
terms, provisions and conditions on the part of the Lessee
to be performed or caused to be performed hereunder and
under the Lease, including but not limited to obtaining
casualty insurance for the full insurable value of the
Improvements, have been fulfilled to the satisfaction of
Lessor.
6. Lessor shall have received a Final Certificate of
Occupancy issued by the appropriate governmental authority
covering the Improvements and a Certificate of Substantial
Completion from the Project Architect indicating that the
Improvements as built comply with all building codes and
zoning ordinances, including any plat requirements or
requirements of recorded operating covenants or agreements
affecting the Leased Premises.
7. All remaining uncompleted "punch list" items shall have
been satisfactorily completed.
8. The requirements of all bonding companies, if any, with
respect to release of retainage shall have been met.
9. An amendment to the Lease shall be executed by Lessee and
Lessor setting forth the date the first Lease Year shall end
and the Rent for the balance of the first Lease Year, and
evidencing the satisfaction and termination of this
Agreement.
ARTICLE X
EVENTS OF DEFAULT
An "event of default" shall be deemed to have occurred
hereunder and under the Lease, if:
1. DEFAULT UNDER DEVELOPMENT FINANCING DOCUMENTS - Any
default or event of default occurs (which remains
uncured after the expiration of any applicable cure
period as may be set forth in any Development Financing
Document) under any of the Development Financing Documents
as defined therein; or
2. FAILURE TO COMPLETE CONSTRUCTION - Lessee shall fail for
any reason, except Lessor's wrongful refusal to fund the
Development Financing pursuant to the terms hereof, to
substantially complete the construction of the Improvements
by the Completion Date; or
3. BREACH OF AGREEMENT - Lessee breaches or fails to
perform, observe or meet any covenant or condition of this
Agreement, provided, however, with respect to non-monetary
defaults hereunder, Lessee shall have twenty days after
notice from Lessor to cure such non- monetary default, or if
such default (but for the payment of monies) cannot be cured
within twenty days, such longer time as may be reasonably
necessary to effect a cure if Lessee is diligently pursuing
a course of conduct reasonably designed to cure the
default.; or
4. BREACH OF WARRANTY - Any warranties made or agreed to be
made in any of the Development Financing Documents or this
Agreement shall be breached by Lessee or shall prove to be
false or misleading, and the same shall not be cured or made
to be true and correct within the applicable cure periods; or
5. FILING OF LIENS AGAINST THE LEASED PREMISES - Any lien
for labor, material, taxes or otherwise shall be filed
against the Leased Premises and such lien shall not be
promptly paid, released, contested in an appropriate forum,
or bonded over to Lessor's reasonable satisfaction before
the lien shall materially adversely affect Lessor's interest
in the Premises; or
6. LITIGATION AGAINST LESSEE - Any suit shall be filed
against Lessee, and is not resolved within 120 days and,
which if adversely determined, could substantially impair
the ability of Lessee to perform each and every one of
its obligations under and by virtue of the Development
Financing Documents; or
7. LEVY UPON THE LEASED PREMISES - A levy be made under any
process on the Leased Premises and such levy shall not be
promptly Bonded over prior to the execution of such levy; or
8. TRANSFER OF LEASED PREMISES - Lessee shall without the
prior written consent of Lessor, voluntarily or by operation
of law, sell, transfer, convey or encumber all or any part
of its interest in the Leased Premises or in any of the
personalty located thereon, or used or intended to be used
in connection therewith; or
9. ABANDONMENT - Lessee abandons the project or delays or
ceases work thereon for a period of fifteen consecutive (l5)
days, or delays construction or suffers construction to be
delayed for any period of time for any reason whatsoever so
that completion of Improvements cannot be accomplished in
the judgment of Lessor on or before the Completion Date,
subject to force majeure; or
10. BANKRUPTCY - Lessee shall make an assignment for the
benefit of its creditors or shall admit in writing its
inability to pay its debts as they become due or shall file
a petition in bankruptcy or shall be adjudicated a bankrupt
or insolvent or shall file a petition seeking any
reorganization, dissolution, liquidation, arrangement,
composition, readjustment, or similar relief under any
present or future bankruptcy or insolvency statute, law or
regulation, or shall file an answer admitting to or not
contesting the material allegations of a petition filed
against it in any such proceedings, or shall not have the
same dismissed or vacated, or shall seek or consent or
acquiesce in the appointment of any trustee, receiver or
liquidator of a material part of its properties, or shall
not after the appointment without the consent or
acquiescence of it of a trustee, receiver, or liquidator of
any material part of its properties have such receiver,
liquidator or appointment vacated; or
11. EXECUTION LEVY - Execution shall have been levied
against the Leased Premises or any lien creditors commence
suit to enforce a judgment lien against the Leased Premises
or such action or suit shall have been brought and shall not
be immediately bonded over and shall continue unstayed and
in effect for a period of more than 120 consecutive days; or
12. ATTACHMENT - Any part of the Lessor's commitment to
make the advances hereunder shall at any time be subject or
liable to attachment or levy at the suit of any creditor of
the Lessee or at the suit of any subcontractor or creditor
of the Contractor and shall remain unstayed prior to the
time Lessor shall be obligated to comply with the same; or
ARTICLE XI
REMEDIES OF LESSOR
Lessee hereby agrees that the occurrence of any one or more
of the events of default set out in Article X hereof, shall
also constitute an event of default under each of the
Development Financing documents, thereby entitling Lessor,
after the expiration of any applicable cure period, at its
option, to proceed to exercise any or all of the following
remedies:
1. EXERCISE OF REMEDIES - To exercise any of the various
remedies provided in any of the Development Financing
Documents, including the acceleration of the Put described
in Articles XIV hereof;
2. CUMULATIVE RIGHTS - Cumulatively to exercise all other
rights, options and privileges provided by law;
3. CEASE MAKING ADVANCES - To refrain from making any
advances under this Agreement but Lessor may make
advances after the happening of any such event
without thereby waiving the right to refrain from
making other further advances or to exercise any of
the other rights Lessor may have.
4. RIGHTS TO ENTER - To require Lessee to vacate the Leased
Premises and permit Lessor (whether prior to the exercise of
the Put or during any period prior to the closing of the
sale pursuant to the Put;
(a) To enter into possession;
(b) To perform or cause to be performed any and all
work and labor necessary to complete the Improvements in
accordance with the Plans and Specifications;
(c) To employ security watchmen to protect the
Leased Premises; and
(d) To disburse that portion of the Development
Financing Proceeds not previously disbursed (including any
Retainage) to the extent necessary to complete the
construction of the Improvements in accordance with the
Contract Documents and if the completion requires a larger
sum than the remaining undisbursed portion of the
Development Financing, to disburse such additional funds,
all of which funds so disbursed by Lessor shall be deemed to
have been disbursed to Lessee. For this purpose, Lessee
hereby consents upon an uncured default by Lessee after the
expiration of any applicable notice and cure period, to the
Lessor taking the following actions, or not, in Lessor's
reasonable discretion: to complete the construction of the
Improvements in the name of the Lessee, and hereby empowers
Lessor to take all actions necessary in connection therewith
including but not limited to using any funds of Lessee
including any balance which may be held in escrow and any
funds which may remain unadvanced hereunder for the purpose
of completing the said portion of the Improvements in the
manner called for by the Contract Documents; to make such
additions and changes and corrections in the Contract
Documents which shall be necessary or desirable to complete
the said portion of the Improvements in substantially the
manner contemplated by the Contract Documents; to employ
such contractors, subcontractors, agents, architects, and
inspectors as shall be required for said purposes; to pay,
settle or compromise all existing or future bills and claims
which are or may be liens against said Leased Premises, or
may be necessary or desirable for the completion of the said
portion of the Improvements or the clearance of title to the
Leased Premises; to execute all applications and
certificates in the name of Lessee which may be required by
any construction contract and to do any and every act with
respect to the construction of the said portion of the
Improvements which Lessee may do in its own behalf. Lessor
shall also have power to prosecute and defend all actions
and proceedings in connection with the construction of the
said portion of the Improvements and to take such action and
require such performance as it deems necessary. In
accordance therewith, Lessee hereby assigns and quitclaims
unto Lessor all sums to be advanced hereunder including
Retainage. Any funds so disbursed or fees or charges so
incurred shall be included in any amount necessary for the
Lessee to pay pursuant to the Put.
(e) To discontinue making advances hereunder to the
Lessee and to terminate Lessor's obligations under this
Agreement.
5. RIGHTS NON CUMULATIVE - No right or remedy by this
Agreement or by any Development Financing Document or
instrument delivered by the Lessee pursuant hereto,
conferred upon or reserved to the Lessor shall be or is
intended to be exclusive of any other right or remedy and
each and every right and remedy shall be cumulative and in
addition to any other right or remedy or now or hereafter
arising at a law or in equity or by statute. Except as
Lessor may hereafter otherwise agree in writing, no waiver
by Lessor or any breach by or default of Lessee of any of
its obligations, agreements, or covenants under this
Agreement shall be deemed to be a waiver of any subsequent
breach of the same or any other obligation, agreement or
covenant, nor shall any forbearance by Lessor to seek a
remedy for such breach be deemed a waiver of its rights and
remedies with respect to such a breach, nor shall Lessor be
deemed to have waived any of its rights and remedies unless
it be in writing and executed with the same formality as
this Agreement.
6. EXPENSES - The Development Financing and this Agreement
and the performance by the Lessor or Lessee of their
obligations hereunder shall be without cost and expense to
the Lessor, all of which costs and expenses the Lessee
agrees to pay and hold Lessor harmless of and payment of
which shall be secured by the Development Financing
Documents. Specifically, Lessee agrees to pay all title
charges, surveyor's fees, appraisals, loan fees and
attorney's fees and costs and the like incurred in
connection with this Agreement.
ARTICLE XII
GENERAL CONDITIONS AND MISCELLANEOUS
The following conditions shall be applicable throughout the
term of this Agreement:
1. RIGHTS OF THIRD PARTIES - All conditions of the
obligations of Lessor hereunder, including the
obligation to make disbursements are imposed
solely and exclusively for the benefit of Lessee, and no
other person shall have standing to require satisfaction of
such conditions in accordance with their terms or be
entitled to assume that Lessor will refuse to make advances
in the absence of strict compliance with any or all thereof,
and no other person shall, under any circumstances, be
deemed to be a beneficiary of such conditions, any and all
of which may be freely waived in whole or in part by Lessor
at any time if in its sole discretion it deems it desirable
to do so. In particular, Lessor makes no representations
and assumes no duties or obligations as to third parties
concerning the quality of the construction of the
Improvements or the absence therefrom of defects. In this
connection, Lessee agrees to and shall indemnify Lessor from
any liability, claims or losses resulting from the
disbursement of the Development Financing proceeds or from
the condition of the Leased Premises whether related to the
quality of construction or otherwise and whether arising
during or after the term of the Development Financing made
by Lessor to Lessee in connection therewith, except for
Lessor's gross negligence or willful misconduct. This
provision shall survive the termination of this Agreement
and shall continue in full force and effect so long as the
possibility of any such liability, claims or losses exists.
2. EVIDENCE OF SATISFACTION OF CONDITIONS - Any condition of
this Agreement which requires the submission of evidence of
the existence or non- existence of a specified fact or facts
implies as a condition the existence or non- existence, as
the case may be, of such fact or facts, and Lessor shall, at
all times, be free independently to establish to its
reasonable satisfaction such existence or non-existence.
3. ASSIGNMENT - Lessee may not assign this Development
Financing Agreement or any of its rights or obligations
hereunder without the prior written consent of Lessor.
4. SUCCESSORS AND ASSIGNS - Whenever in this Agreement one
of the parties hereto is named or referred to, the heirs,
legal representatives, successors and assigns of such
parties shall be included and all covenants and agreements
contained in this Agreement by or on behalf of the Lessee or
by or on behalf of the Lessor shall bind and inure to the
benefit of their respective heirs, legal representatives,
successors and assigns, whether so expressed or not.
5. HEADINGS - The headings of the sections, paragraphs and
subdivisions of this Agreement are for the convenience of
reference only, and are not to be considered a part hereof
and shall not limit or otherwise affect any of the terms
hereof.
6. INVALID PROVISIONS TO AFFECT NO OTHERS - If fulfillment
of any provision hereof, or any transaction related thereto
at the time performance of any such provision shall be due,
shall involve transcending the limit of validity prescribed
by law, then, ipso facto, the obligation to be fulfilled
shall be reduced to the limit of such validity; and such
clause or provision shall be deemed invalid as though not
herein contained, and the remainder of this Agreement shall
remain operative in full force and effect.
7. NUMBER AND GENDER - Whenever the singular or plural
number, masculine or feminine or neuter gender is used
herein, it shall equally include the other.
8. AMENDMENTS - Neither this Agreement nor any provision
hereof may be changed, waived, discharged or terminated
orally, but only by an instrument in writing signed by
the party against whom enforcement of the change,
waiver, discharge or termination is sought.
9. NOTICES - Any notice which any party hereto may desire or
may be required to give to any of the parties shall be in
writing and the mailing thereof by certified mail, or
equivalent, to the respective parties' addresses set forth
hereinabove or to such other place such party may by notice
in writing designate as its address shall constitute service
of notice hereunder.
10. GOVERNING LAW - This Development Financing Agreement
is made and executed pursuant to and is intended to be
governed by the laws of the State where the Leased Premises
are located.
11. FORCE MAJEURE - Anything in this Agreement to the
contrary notwithstanding, Lessee shall not be deemed in
default with respect to the performance of any of the terms,
provisions, covenants, and conditions of this Agreement
(except for the payment of all other monetary sums payable
hereunder, to which the provisions of this Section shall not
apply), if the same shall be due to any strike, lockout,
civil commotion, warlike operations, invasion, rebellion,
hostilities, sabotage, governmental regulations or controls,
impracticability of obtaining any materials or labor (except
due to the payment of monies), shortage or unavailability of
a source of energy or utility service, Act of God, casualty,
adverse weather conditions, or any cause beyond the
reasonable control of Lessee (except due to the payment of
monies). Provided, however, in order to invoke the
extension of the Completion Date afforded by this section,
Lessee shall notify Lessor in writing within five days of
the occurrence of such force majeure, and in any event the
Completion Date shall be extended as a result of such
occurrence no more than reasonably necessary and in no event
no more than 90 days.
ARTICLE XIII
DAMAGE, DESTRUCTION, CONDEMNATION, USE OF INSURANCE
PROCEEDS
1. DAMAGE OR DESTRUCTION OF THE LEASED PREMISES. Lessee
will give the Lessor prompt notice of any damage to or
destruction of the Leased Premises and in case of loss
covered by policies of insurance the Lessor (whether before
or after the exercise of the Put if Lessee be in default
hereof) is hereby authorized at its option to settle and
adjust any claim arising out of such policies and collect
and receipt for the proceeds payable therefrom, provided,
that the Lessee may itself adjust and collect for any losses
arising out of a single occurrence aggregating not in excess
of $50,000.00. Any expense incurred by the Lessor in the
adjustment and collection of insurance proceeds (including
the cost of any independent appraisal of the loss or damage
on behalf of Lessor) shall be reimbursed to the Lessor first
out of any proceeds. The proceeds or any part thereof shall
be applied to reduction of the Put Price, which Put may then
be exercised by Lessor, without the application of any
prepayment premium, or to the restoration or repair of the
Leased Premises, the choice of application to be solely at
the discretion of Lessor.
2. CONDEMNATION. Lessee will give the Lessor prompt
notice of any action, actual or threatened, in condemnation
or eminent domain affecting the Leased Premises and hereby
assigns, transfers, and sets over to the Lessor the entire
proceeds of any award or claim for damages for all or any
part of the Leased Premises taken or damaged under the power
of eminent domain or condemnation, the Lessor being hereby
authorized to intervene in any such action and to collect
and receive from the condemning authorities and give proper
receipts and acquittances for such proceeds. Lessee will
not enter into any agreements with the condemning authority
permitting or consenting to the taking of the Leased
Premises unless prior written consent of Lessor is obtained.
Any expenses incurred by the Lessor in intervening in such
action or collecting such proceeds shall be reimbursed to
the Lessor first out of the proceeds. The proceeds or any
part thereof shall be applied to reduction of the Put Price,
which Put may then be exercised by Lessor, without the
application of any prepayment premium, or to the restoration
or repair of the Leased Premises, the choice of application
to be solely at the discretion of Lessor.
3. DISBURSEMENT OF INSURANCE AND CONDEMNATION PROCEEDS.
Any restoration or repair shall be done under the supervision of
an architect acceptable to Lessor and pursuant to plans and
specifications approved by the Lessor. Subject to paragraph
4 below, in any case where Lessor may elect to apply the
proceeds to repair or restoration or permit the Lessee to so
apply the proceeds they shall be held by Lessor for such
purposes and will from time to time be disbursed by Lessor
to defray the costs of such restoration or repair under such
safeguards and controls as Lessor may reasonably require to
assure completion in accordance with the approved plans and
specifications and free of liens or claims. Lessee shall on
demand deposit with Lessor any sums necessary to make up any
deficits between the actual cost of the work and the
proceeds and provide such lien waivers and completion bonds
as Lessor may reasonably require. Any surplus which may
remain after payment of all costs of restoration or repair
shall be applied against the rent then most remotely to be
paid, whether due or not, without application of any
prepayment premium or credit.
4. LESSOR TO MAKE PROCEEDS AVAILABLE. In the event of
insured damage to the improvements or in the event of a
taking by condemnation of only a portion of the improvements
or land area of the Leased Premises, and provided, the
portion remaining can with restoration or repair continue to
be operated for the purposes utilized immediately prior to
such damage or taking, and if the appraised value of the
Leased Premises after such restoration or repair shall not
have been reduced, and provided further, no event of default
exists under this Agreement after the expiration of any
applicable cure periods and Lessee is diligently pursuing a
course of conduct reasonably designed to cure such default,
and the Lessee certified to Lessor their intention to remain
in possession of the Leased Premises without any abatement
or adjustment of rental payments, the Lessor agrees to make
the proceeds available to the restoration or repair of the
improvements on the Leased Premises in accordance with the
provisions of paragraph 3 hereof.
ARTICLE XIV
MANDATORY PUT UPON DEFAULT
Should Lessee commit an event of Default under this
Agreement or any Development Financing Document (after the
expiration of any applicable notice and cure period)
("Uncured Default"), Lessor shall have the following rights:
Upon an Uncured Default, or damage or destruction or
condemnation of the Leased Premises not addressed by
paragraph XIII (4), if Lessor elects to exercise the
following option, Lessee shall purchase the Leased Premises
from Lessor subject to the following terms and conditions:
A. The purchase price at which Lessor shall sell
the Leased Premises to Lessee, shall be the total amount of
Initial Disbursed Funds disbursed by Lessor to acquire the
Leased Premises at the Closing Date (as defined in the
Commitment), plus the total amount of funds disbursed
pursuant to this Agreement, plus all accrued interest and
incurred expenses of Lessor fundable pursuant to this
Agreement, plus all reasonable costs of collection and
enforcement of the terms hereof.
B. At such time as Lessor shall elect to sell the
Leased Premises, Lessor shall give Lessee written notice of
its intent to exercise its option to sell the Leased
Premises to Lessee, including in such notice Lessor's
calculation of the Purchase Price through the actual closing
of the sale of the Leased Premises to Lessee pursuant to the
terms hereof (the "Sale Date"), which shall be sixty days
from such notice by Lessor. Lessee shall on or before the
Sale Date deliver the purchase price as set forth in
subparagraph (A) of this Article to Lessor. Upon such
delivery, which shall be preceded by ten (10) days notice to
Lessor, Lessor shall deliver to Lessee a warranty deed and
appropriate affidavits evidencing that Lessor transfers the
Leased Premises to Lessee subject to restrictions, easements
or other encumbrances upon title existing as of the date of
delivery, if any, except to the extent, if any, placed of
record or caused by Lessor. The purchase price to be paid
to Lessor shall be a net amount. All expenses in connection
with the transfer of the Leased Premises, including, but not
limited to appraisal fees, title insurance, recording fees,
documentary stamps, conveyance tax, title evidence, and all
other closing costs, shall be paid by the Lessee. The
purchase price shall be paid by Lessee in cash to Lessor
concurrently with the conveyance of the Leased Premises by
the Lessor to the Lessee. If Lessor elects to sell the
Leased Premises to Lessee pursuant to the terms hereof, the
Leased Premises shall be conveyed by the Lessor to the
Lessee "As Is".
If Lessee shall fail to pay the Purchase Price on or
before the Sale Date, Lessor may terminate the Lease, and
sell the Leased Premises to any third party purchaser.
Lessor may then send Lessee notice of the shortfall (the
"Deficiency"), if any, between the amount of the net
proceeds received by Lessor in such sale, and the total
amount of Initial Disbursed Funds disbursed by Lessor to
acquire the Parcel at the Closing Date (as defined in the
Commitment), plus the total amount of funds disbursed
pursuant to this Agreement, plus all accrued interest and
incurred expenses of Lessor fundable pursuant to this
Agreement, plus all reasonable costs of collection and
enforcement of the terms hereof. Lessee shall immediately
upon receipt of such notice of Deficiency remit the amount
of the Deficiency in good funds to Lessor.
Lessor's rights under this Mandatory Put shall expire on
the Final Disbursement Date when the amendment to the Lease
has been executed by all parties as set forth in Article IX
hereof.
ARTICLE XV
RENT, INTEREST, AND RENTAL MODIFICATION DATE
1. Rent shall be payable by Lessee and calculated as
follows, on the funds advanced by Lessor on the Closing Date
for the purchase of the land and related closing costs (the
"Initial Disbursed Funds"): Rent shall accrue in the amount
of $8,814.27 per month absent an uncured Default by Lessee;
absent an uncured Default, accrued rent during the period of
construction of the Improvements shall not be payable until
the Final Disbursement Date. Upon the occurrence of an
uncured Default, all accrued rent shall be immediately due
and payable.
On the Rental Modification Date, if not otherwise in
default hereunder, Lessee shall begin paying Rent by the
first of each month (prorata for the balance of any partial
month in which the Rental Modification Date occurs, payable
with the first such adjusted Rent payable on the first day
of the first full month following the Rental Modification
Date) in the amount of $13,221.41 per month out of pocket.
On the Final Disbursement Date, absent an Uncured Default,
Rent shall be adjusted and documented by the lease amendment
contemplated in Article IX hereof and paid to Lessor as
described in Article F. of the Commitment.
2. Disbursed proceeds of the Development
Financing shall accrue interest at a rate of seven percent
(7.0%) per annum, which interest shall accrue unpaid unless
advanced by Lessor to itself, or Lessee shall default
hereunder, which default shall remain uncured after the
expiration of any applicable notice and cure period.
However, one hundred and eighty days (180) from the date
hereof, (the "Rental Modification Date"), Lessee shall begin
making monthly payments of subsequently accruing interest at
the rate of 10.5% per annum out of pocket ("Out of Pocket
Invoiced Interest") within 5 days after invoice from Lessor.
3. Upon the occurrence of an event of default which
remains uncured after the expiration of applicable notice
and cure periods, disbursed proceeds of the Development
Financing shall accrue interest at a rate of Fifteen Percent
(15.0%) per annum, or the highest rate allowed by law,
whichever is less, and the rental rate on the Initial
Disbursed funds shall increase to Fifteen Percent (15.0%)
per annum, or the highest rental rate allowed by law,
whichever is less.
ARTICLE XVI
COUNTERPART EXECUTION
Counterpart Execution. This Agreement may be executed in
multiple counterparts, each of which shall be deemed an
original and all of which shall constitute one and the same
instrument.
IN WITNESS WHEREOF, Lessee and Lessor have hereunto
caused these presents to be executed on the date first above
written.
Champps Entertainment,
Inc., a Minnesota corporation
By:/s/ Xxxxxxx X Xxxxxxxxxxx Xx
Its:Sr. V.P.
[Lessor's Signature appears on following page.]
AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED
PARTNERSHIP
By:AEI Fund Management XIX, Inc.
By: /s/ Xxxxxx X Xxxxxxx
Xxxxxx X. Xxxxxxx, President
AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP
By: AEI Fund Management 86-A, Inc.
By: /s/ Xxxxxx X Xxxxxxx
Xxxxxx X. Xxxxxxx, President
AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
By: AEI Fund Management XVII, Inc.
By: /s/ Xxxxxx X Xxxxxxx
Xxxxxx X. Xxxxxxx, President
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
By: AEI Fund Management XVIII, Inc.
By: /s/ Xxxxxx X Xxxxxxx
Xxxxxx X. Xxxxxxx, President
Exhibit A
Lot 1, Big Beaver Park Condominium, a condominium, created
by Master Deed dated August 12, 1997, and recorded in
Oakland County Recorder's Office in Liber 17559, Page 647,
Oakland County, Michigan.
EXHIBIT B
PROJECT COST BUDGET
CHAMPPS AMERICANA RESTAURANT
TROY, MI
12/5/97
A) CONSTRUCTION 2,533,055
A-1. GENERAL CONTRACTOR
A-1.1 SITEWORK 325,000
A-1.2 BUILDING 1,775,000
A-2. CONSTRUCTION MATERIAL (OWNER) 254,500
A-3. CONTINGENCY 7.5% 178,555
B) LAND 1,500,000 1,500,000
TOTAL CONSTRUCTION AND LAND 4,033,055
C) CEI COST 99,500
C-1 ATTORNEY FEES 12,000
C-2 R.E FEE PAID BY SELLER/LESSEE 37,500
C-3 CONSTRUCTION SUPERVISION AND 50,000
OVERHEAD
D) FEES / CONSTRUCTION 274,825
D-1 ARCHITECTURAL AND ENGINEERING 83,300
D-2 SITE INVESTIGATION AND SURVEYS 21,500
D-3 PERMITS AND FEES 32,000
D-4 BUILDERS XXXX INSURANCE 2,000
D-5 LIQUOR LICENSE PURCHASE 55,000
D-6 TITLE INSURANCE (PREMIUM & POLICY) 18,000
D-7 PROTOTYPE FEE 10,000
D-8 PARCEL DEVELOPMENT FEE 53,014
based on first draw of $1,515,000
E) AEI COSTS 102,620
E-1 DEVELOPMENT INTREST 35,000
E-2 DEVELOPMENT FUNDING FEES 10,000
E-3 ATTORNEY FEES 7,500
E-4 APPRAISAL 4,000
E-5 AEI SITE INSPECTION 1,000
E-6 PROMESA FEES 420
E-7 ADDITIONAL LEGAL
E-8 SALE/LEASEBACK (1%) 44,700
TOTAL PROJECT BUDGET 4,510,000
Exhibit C
APPLICATION FOR PAYMENT
Champps Entertainment, Inc. ("Lessee") hereby requests
a disbursement in the amount
of______________________ ($____________________) pursuant to
that certain Development Financing Agreement dated effective
as of _____, 1997 by and between Lessee, AEI Net
Lease Income & Growth Fund XIX Limited Partnership, AEI Real
Estate Fund XV Limited Partnership, AEI Real Estate Fund
XVII Limited Partnership, and AEI Real Estate Fund XVIII
Limited Partnership ("Lessor"). The amounts requested have
been or will be used to pay the items identified on Exhibit
"A" attached hereto and made a part hereof.
After payment of the amounts requested herein, the
balance of undisbursed Development Financing proceeds of
$_____________________ will be sufficient to complete
construction and pay all related project costs currently
known and approved by Lessor. In the event of cost overruns
which cannot be accounted for by re-allocation among line
items, Lessee agrees to contribute the necessary equity to
complete construction pursuant to Development Financing
Agreement and Development Financing Disbursement Agreement.
All representations and warranties made by the Lessee
in the Development Financing Documents (as defined in the
Development Financing Agreement) are true and correct as of
the date hereof and Lessee is not in default of any of the
provisions thereof.
The total cost of the items for which Lessor is funding
is estimated to be $ . To date,
$______________(exclusive of this request) has been
disbursed pursuant to the Development Financing Disbursing
Agreement.
Dated:______________________________
Lessee:
Champps Entertainment, Inc. a Minnesota corporation
By:
Its:
Lessee
Exhibit D-1
DRAW REQUEST CERTIFICATE
This Certificate made by Champps Entertainment,
Inc.("Lessee").
RECITALS
WHEREAS, Lessee and AEI Net Lease Income & Growth Fund
XIX Limited Partnership, AEI Real Estate Fund XV Limited Partnership,
AEI Real Estate Fund XVII Limited Partnership, and AEI Real
Estate Fund XVIII Limited Partnership ("Lessor") have
entered into a Development Financing Agreement dated
effective as of December , 1997 (the
"Development Financing Agreement") pursuant to which Lessor
agreed to loan $4,510,000 to Lessee for the purpose of
constructing a Champps Restaurant on certain real property
described on Exhibit "A" attached to the Development
Financing Agreement ("Project"); and
WHEREAS, Lessee and Contractor have entered into a
contract dated , 1997, ("Construction Contract");
and
WHEREAS, the Development Financing Agreement requires
the submission to Escrowee and Lessor of this Certificate
prior to the advancement of any loan proceeds under the
Development Financing Agreement.
NOW, THEREFORE, Lessee does hereby certify to Escrowee
and Lessor as follows:
1. This Draw Request for the period from
___________________________, 1997
to _____________________, 1997, showing work completed to
date of $ and requesting a current
payment of $________________________ relates to costs
incurred pursuant to the Construction Contract, and other
line items, all as shown on the Development Financing Budget
attached to the Development Financing Agreement, and are
costs only pertaining to the Project and are included in the
Development Financing Agreement.
2. As of the date of this Draw Request, the balance
remaining due for all costs under the Construction Contract,
including retainage and approved change orders, to complete
the Project after receipt of payments requested herein will
be $________________.
3. As of the date of this Draw Request, the remaining
balance due on the Development Financing Agreement as set
forth above is sufficient to complete the Project in
accordance with the Plans and Specifications (as defined in
the Development Financing Agreement) to the degree set forth
by the Development Financing Agreement.
4. That all work covered by this Draw Request has been
completed in accordance with the Construction Contract,
Plans and Specifications, and any amendments thereto
approved by Lessor.
5. That all work completed to date conforms to the
Construction Contract, Plans and Specifications, and any
amendments thereto approved by Lessor.
6. That all funds previously disbursed for costs
incurred pursuant to the Construction Contract under the
Development Financing Agreement have been applied as
provided in all previous Draw Request Certificates.
7. That as of the date hereof, to the best of Lessee's
knowledge after due inquiry, the Project complies with the
requirements of all zoning and building laws, ordinances,
regulations and permits; the requirements of all
governmental agencies having jurisdiction over the Project;
and there is no action or proceeding pending before any
court or administrative agency with respect to such laws,
ordinances, regulations and/or any certifications or permits
issued thereunder.
Dated this ______ day of ____________________, 1997.
Lessee: Champps Entertainment, Inc., a Minnesota corporation
By:______________________________
Its________________________
STATE OF )
)ss.
COUNTY OF )
I, _______________________________________________, a
Notary public of the said State and County do hereby certify
that _________________________________________ personally
appeared before me this day and he is the
____________________________ of Champps Entertainment, Inc.,
a Minnesota corporation, and that by authority duly given
and as the act of the corporation, the foregoing instrument
was signed in its name by its
_______________________________, on behalf of said
corporation.
Witness my hand and official stamp or seal, this ______
day of _________________, 1997.
_________________________________________
My commission expires:________ Notary Public
CONTRACTOR AND ARCHITECT
Exhibit D-2
DRAW REQUEST CERTIFICATE
This Certificate made by
,("Contractor"), AND
("Architect").
RECITALS
WHEREAS, Champps Entertainment, Inc. ("Lessee") and AEI
Net Lease Income & Growth Fund XIX Limited Partnership, AEI
Real Estate Fund XV Limited Partnership, AEI Real Estate
Fund XVII Limited Partnership, and AEI Real Estate Fund
XVIII Limited Partnership ("Lessor") have entered into a
Development Financing Agreement dated effective as of
December , 1997 (the "Development Financing Agreement")
pursuant to which Lessor agreed to loan $4,510,000 to Lessee
for the purpose of constructing a Champps Restaurant on
certain real property described on Exhibit "A" attached to
the Development Financing Agreement ("Project"); and
WHEREAS, Lessee and Contractor have entered into a
contract dated , 1997, ("Construction Contract");
and
WHEREAS, Lessee and Architect have entered into a
contract dated , 1997, ("Architect Contract");
and
WHEREAS, the Development Financing Agreement requires
the submission to Escrowee and Lessor of this Certificate
prior to the advancement of any loan proceeds under the
Development Financing Agreement.
NOW, THEREFORE, Contractor and Architect do hereby
certify to Escrowee and Lessor as follows:
1. This Draw Request for the period from
____________________________, 1997 to _____________________,
1998, showing work completed to date of $
and requesting a current payment of
$________________________ relates to costs incurred pursuant
to the Construction Contract, and are costs only pertaining
to the Project.
2. As of the date of this Draw Request, the balance
remaining due for all costs under the Construction Contract,
including retainage and approved change orders, to complete
the Project after receipt of payments requested herein will
be $________________.
3. As of the date of this Draw Request, the remaining
balance due on the Construction Contract as set forth above
is sufficient to complete the Project in accordance with the
Plans and Specifications (as defined in the Construction
Contract) to the degree set forth by the Construction
Contract.
4. That all work covered by this Draw Request has been
completed in accordance with the Construction Contract,
Plans and Specifications, and any amendments thereto
approved by Lessor.
5. That each subcontractor or materialmen for which
payment is requested in this Draw Request has satisfactorily
completed the work or furnished materials for which payment
is requested in accordance with the Construction Contract.
6. That all work completed to date conforms to the
Construction Contract, Plans and Specifications, and any
amendments thereto approved by Lessor.
7. That all funds previously disbursed for costs
incurred pursuant to the Construction Contract have been
applied as provided in all previous Draw Request
Certificates.
8. That as of the date hereof, to the best of
Contractor's and Architect's knowledge after due inquiry,
the Project complies with the requirements of all zoning and
building laws, ordinances, regulations and permits; the
requirements of all governmental agencies having
jurisdiction over the Project; and there is no action or
proceeding pending before any court or administrative agency
with respect to such laws, ordinances, regulations and/or
any certifications or permits issued thereunder.
Dated this ______ day of ____________________, 1997.
CONTRACTOR:
By:
Its:
ARCHITECT:
By:
Its:
STATE OF )
)ss.
COUNTY OF )
I, _______________________________________________, a
Notary public of the said State and County do hereby certify
that _________________________________________ personally
appeared before me this day and he is the
____________________________ of
, a corporation, and that by authority duly
given and as the act of the corporation, the foregoing
instrument was signed in its name by its
_______________________________, on behalf of said
corporation.
Witness my hand and official stamp or seal, this ______
day of _________________, 1997.
________________________________________
My commission expires:________ Notary Public
STATE OF )
)ss.
COUNTY OF )
I, _______________________________________________, a
Notary public of the said State and County do hereby certify
that _________________________________________ personally
appeared before me this day and he is the
____________________________ of
, a corporation, and that by authority duly
given and as the act of the corporation, the foregoing
instrument was signed in its name by its
_______________________________, on behalf of said
corporation.
Witness my hand and official stamp or seal, this ______
day of _________________, 1997.
_________________________________________
My commission expires:________ Notary Public
