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EXHIBIT 10(k)(5)(d)
ENVIRONMENTAL INDEMNIFICATION AGREEMENT
FROM
XXXXX EQUITY, INC.
TO
FIRST UNION NATIONAL BANK,
XXXXXX GUARANTY TRUST COMPANY OF NEW YORK,
AMSOUTH BANK
AND
GUARANTY FEDERAL BANK F.S.B.
DATED AS OF DECEMBER 29, 1997
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ENVIRONMENTAL INDEMNIFICATION AGREEMENT
THIS ENVIRONMENTAL INDEMNIFICATION AGREEMENT (this "Agreement") is made
and executed as of this 29th day of December, 1997, from
XXXXX EQUITY, INC., a Florida corporation ("Borrower"), whose address is 0000
Xxxxxxxxx Xxxxxx Xxxxx, Xxxxx 000, Xxxxxxxxxxxx, Xxxxxxx 00000 Attention: X.X.
Xxxxxx, President,
to and in favor of
FIRST UNION NATIONAL BANK, a national banking association ("FUNB"), XXXXXX
GUARANTY TRUST COMPANY OF NEW YORK, a New York banking corporation ("MGT"),
AMSOUTH BANK, a state banking corporation ("AmSouth"), and GUARANTY FEDERAL BANK
F.S.B., a federal savings bank ("GFB") (FUNB, MGT, AmSouth, and GFB collectively
hereinafter being referred to as "Lenders"), which terms Borrower and Lenders,
whenever hereinafter used will be construed to refer to and include the heirs,
legal representatives, executors, administrators, successors and assigns of said
parties.
For purposes of notices permitted or required to be given hereunder,
FUNB's mailing address is x/x Xxxxx Xxxxx Xxxx Xxxxxx Xxxxxxx Xxxxxxx, Xxx First
Union Center, 000 Xxxxx Xxxxxxx Xxxxxx, Xxxxxxxxx, Xxxxx Xxxxxxxx 00000, MGT's
mailing address is 00 Xxxx Xxxxxx, Xxx Xxxx, Xxx Xxxx 00000 Attention: Xx. Xxxx
Xxxxxx, Vice President, XX Xxxxxx. AmSouth's mailing address is 00 Xxxx Xxx
Xxxxxx, Xxxxxxxxxxxx, XX 00000-0000 Attention: Mr. Xxxxx Coffee, Vice President,
and GFB's mailing address is 0000 Xxxxxxx Xxxxxx, Xxxxxx, XX 00000 Attention:
Real Estate Officer.
R E C I T A L S :
A. Borrower has obtained financing from Lenders pursuant to that
certain Amended and Restated Revolving Credit Loan Agreement dated as of even
date herewith (hereinafter, together with any and all extensions, renewals,
modifications, replacements and substitutions thereof, referred to as the "Loan
Agreement") and those certain Substitution Revolving Promissory Notes and
Revolving Promissory Notes dated as of even date herewith (hereinafter, together
with any and all extensions, renewals, modifications, replacements and
substitutions thereof, referred to as the "Loan").
B. Borrower's obligations under the Loan are secured in part by a
Mortgage, Assignment of Leases and Rents, and Security Agreement in favor of
Lenders (the "Mortgage") encumbering real property located in Greenville County,
South Carolina, and being more particularly described on attached Exhibit A (the
"Property").
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C. As a condition precedent to and as a material inducement for
Lenders' agreement to provide the Loan to Borrower, Lenders have required
Borrower to execute and deliver this Agreement, it being acknowledged and
understood by Borrower that Lenders otherwise are not willing to make or provide
the Loan.
D. Borrower has obtained a Phase I Environmental Site Assessment dated
December 2, 1997, prepared by Law Engineering and Environmental Services, Inc.
(the "Environmental Assessment"), and has delivered a copy of the same to
Lenders. Lenders intend to rely on the Environmental Assessment in making the
Loan.
NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars
($10.00) and other good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, and as a material inducement to Lenders to make
or provide the Loan to Borrower, Borrower hereby covenants and agrees with
Lenders as follows:
1. Definitions. The following terms as used in this Agreement will have
the meanings set forth below:
(a) "Hazardous Substances" will mean any hazardous or toxic substances,
materials or wastes, including without limitation any flammable explosives,
radioactive materials, friable asbestos, kepone, polychlorinated biphenyls
(PCB's), electrical transformers, batteries, paints, solvents, chemicals,
petroleum products, or other man-made materials with hazardous, carcinogenic or
toxic characteristics, and such other solid, semi-solid, liquid or gaseous
substances which are radioactive, toxic, ignitable, corrosive, carcinogenic to
human health, those substances, materials, and wastes listed in the United
States Department of Transportation Table (49 CFR 972.101) or by the
Environmental Protection Agency, as hazardous substances (40 CFR Part 302, and
amendments thereto) provided all such substances, materials and wastes are or
become regulated under applicable local, state or federal law relating to (i)
petroleum, (ii) asbestos, (iii) PCB's, or (iv) materials designated as a
"hazardous substance," "hazardous waste," "hazardous materials," "toxic
substances," "contaminants," in each case under any applicable Environmental
Laws.
(b) "Environmental Laws" will mean any applicable present or future
federal, state or local laws, ordinances, rules or regulations pertaining to
Hazardous Substances, including without limitation the following statutes and
regulations, as amended from time to time: (i) the Federal Clean Air Act, 42
U.S.C. Section 7401 et seq.; (ii) the Federal Clean Water Act, 33 U.S.C. Section
1151 et seq.; (iii) the Resource Conservation and Recovery Act, 42 U.S.C.
Section 6901 et seq. ("RCRA"); (iv) the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, 42 U.S.C. Section 9601 et seq.
("CERCLA") and the Superfund Amendments and Reauthorization Act of 1986, Pub. L.
Xx. 00-000, 000 Xxxx. 0000 ("XXXX"); (v) the Hazardous Materials Transportation
Act, 49 U.S.C. Section 1802; (vi) the National Environment Policy Act, 42 U.S.C.
Section 1857 et seq.; (vii) The Toxic Substance Control Act of 1976, 15 U.S.C.
Section 2601 et seq.; (viii)
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applicable regulations of the Environmental Protection Agency, 33 CFR and 40 CFR
relating to hazardous substances; and (ix) and similar statutes, rules and
regulations under the laws of the State of South Carolina.
(c) "Hazardous Condition" will mean the presence, discharge, disposal,
storage or release of any Hazardous Substance, in violation of any Environmental
Laws, on or in the improvements, air, soil, groundwater, surface water or soil
vapor on or about the Property, or that migrates, flows, percolates, diffuses or
in any way moves onto or into the improvements, air, soil, groundwater, surface
water or soil vapor on or about the Property, or from the Property into adjacent
property.
(d) "Claims" will mean, individually and collectively, any claims,
actions, administrative proceedings, judgments, damages, punitive damages,
penalties, fines, costs, liabilities, sums paid in settlement, interest, losses
or expenses (including reasonable attorneys' and paralegals' fees and costs,
whether incurred in enforcing this Agreement, collecting any sums due hereunder,
settlement negotiations, at trial or on appeal), reasonable consultant fees and
reasonable expert fees, together with all other reasonable costs and expenses of
any kind or nature, that arise directly from or in connection with the existence
of a Hazardous Condition, whether occurring before, on or after the date of this
Agreement or caused by any person or entity.
Without limiting the generality of the foregoing definition, Claims
specifically will include claims, whether by related or third parties, for
personal injury or real or personal property damage, and capital, operating and
maintenance costs incurred in connection with any Remedial Work.
However, notwithstanding the foregoing, Claims will not be deemed to
include claims, actions, administrative proceedings, judgments, damages,
punitive damages, penalties, fines, costs, liabilities, sums paid in settlement,
interest, losses or expenses, that arise in connection with any Hazardous
Condition that is determined by proper judicial or administrative procedure to
have been introduced to the Property from and after the date upon which Lenders
take possession of the Property pursuant to an Order of Receivership,
foreclosure or deed in lieu of foreclosure, or which is caused by the actions of
Lenders.
(e) "Remedial Work" will mean any investigation or monitoring of site
conditions, any clean-up, containment, remediation, removal or restoration work
required or performed by any federal, state or local governmental agency or
political subdivision or performed by any nongovernmental entity or person due
to the existence of a Hazardous Condition.
2. Compliance with Environmental Laws; Disclosure of Hazardous
Conditions. Except as to those conditions (the "Existing Conditions") as
specifically may be disclosed in the Environmental Assessment, Borrower hereby
represents, warrants, covenants and agrees in all material respects to and with
Lenders that all operations or activities upon, or any use or occupancy of the
Property by Borrower, any tenant or other occupant, to the
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best of Borrower's knowledge, is presently and will at all times until
Borrower's conveyance of the Property or foreclosure of Mortgage be in
compliance with all Environmental Laws; that Borrower has not at any time
engaged in or permitted, nor has any existing or previous tenant or occupant of
the Property engaged in or permitted to the best of Borrower's knowledge the
occurrence of any Hazardous Condition, except as specifically may be disclosed
in the Environmental Assessment; and that to the best of Borrower's knowledge,
there does not now exist nor is there suspected to exist any Hazardous Condition
on or about the Property, except as specifically may be disclosed in the
Environmental Assessment.
3. Indemnification. Borrower hereby indemnifies and agrees to protect,
defend and hold Lenders harmless, which for purposes of this paragraph will be
deemed to include the directors, officers, shareholders, employees and agents of
Lenders, from and against any Claims other than claims arising from Lenders' or
such other included parties' gross negligence or willful misconduct, including,
without limitation, any claims relating to an Existing Condition. In the event
that Lenders suffer or incur any Claims, Borrower will pay to Lenders the total
of all such Claims suffered or incurred by Lenders upon demand therefor by
Lenders.
4. Remedial Work. In the event that any Remedial Work with respect to
any Hazardous Conditions that could result in a Claim is required under any
Environmental Laws by any judicial order, or by any governmental entity, or in
order to comply with the terms, covenants and conditions of this Agreement or of
any other agreements affecting the Property, Borrower will perform or cause to
be performed the Remedial Work in compliance with such law, regulation, order or
agreement. All Remedial Work will be performed by one or more contractors,
selected by Borrower and under the supervision of a consulting environmental
engineer selected by Borrower, and approved in advance by Lenders. All costs and
expenses of Remedial Work will be paid by Borrower including without limitation
the charges of such contractor(s) and the consulting environmental engineer, and
Lenders' reasonable attorneys' and paralegals' fees and costs incurred in
connection with monitoring or review of all Remedial Work. In the event that
Borrower fails to timely commence, or cause to be commenced, or fails to
diligently prosecute to completion, such Remedial Work, Lenders may, but will
not be required or have any obligation to, cause such Remedial Work to be
performed, and all costs and expenses thereof, or incurred in connection
therewith, will thereupon constitute Claims. All such Claims will be due and
payable by Borrower upon demand therefor by Lenders.
5. Permitted Contests. Notwithstanding any provision of this Agreement
to the contrary, provided that (i) no default has occurred and is continuing
under the Loan Agreement, (ii) no Lenders nor any assignee of any Lenders'
interest (including any person having a beneficial interest) in the Property,
the Loan and the Loan Documents will be exposed or subjected to civil or
criminal liability, and (iii) the lien and security interest of Lenders or any
such assignee in the Property, the Loan, the Loan Documents, or the payment of
any sums to be paid under the Loan Documents, is not jeopardized or in any
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way adversely affected, Borrower may contest or cause to be contested, by
appropriate action, the application, interpretation or validity of any
Environmental Laws or any agreement requiring any Remedial Work pursuant to a
good faith dispute regarding such application, interpretation or validity of
such Environmental Laws or agreement requiring such Remedial Work. During the
pendency of any such permitted contest, Borrower may delay performance of
Remedial Work or compliance with the Environmental Laws or agreement requiring
such Remedial Work, provided that (i) Borrower actually contests and prosecutes
such contest by appropriate proceedings conducted in good faith and with due
diligence to resolution, (ii) prior to any such delay in compliance with any
Environmental Laws or any Remedial Work requirement on the basis of a good faith
contest of such requirement, Borrower will have given Lenders' written notice
that Borrower intends to contest or will contest or cause to be contested the
same, and will have given such security or assurances as Lenders reasonably may
request to ensure compliance with the legal requirements pertaining to the
Remedial Work (and payment of all costs, expenses, interest and penalties in
connection therewith) and to prevent any sale, forfeiture or loss of all or any
part of the Property by reason of such noncompliance, delay or contest, and
(iii) prior to any such delay in compliance with any Environmental Laws or any
Remedial Work requirement on the basis of a good faith contest of such
requirement, Borrower will have taken such steps as may be necessary to prevent
or mitigate any continuing occurrence of any existing or suspected Hazardous
Condition giving rise to the contested Remedial Work requirement. Subject to the
terms and conditions set forth above, during the pendency of any such permitted
contest resulting in a delay of performance of any required Remedial Work,
Lenders agree that it will not perform such Remedial Work requirement on behalf
of Borrower.
6. Subrogation of Indemnity Rights. If Borrower fails to perform its
obligations under paragraphs 3 and 4 above, Lenders will be subrogated to any
rights Borrower may have under any indemnifications from any present, future or
former owners, tenants or other occupants or users of the Property relating to
the matters covered by this Agreement.
7. Assignment by Lenders. No consent by Borrower will be required for
any assignment or reassignment of the rights of Lenders hereunder to one or more
purchasers of the Loan, the Loan Documents or Lenders' interest in the Property
under the Mortgage.
8. Merger, Consolidation or Sale of Assets. Subject to limitations
regarding disposition of any interest or control in Borrower as may be set forth
in the Loan Documents, in the event of a disposition involving Borrower or all
or a substantial portion of the assets of Borrower to one or more persons or
other entities or the merger or consolidation of Borrower with another entity,
the surviving entity or transferee of assets, as the case may be, will (i) be
formed and existing under the laws of a state, district or commonwealth of the
United States of America, and (ii) deliver to Lenders an acknowledged instrument
in recordable form assuming all obligations, covenants and responsibilities of
Borrower under this Agreement.
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9. Survival; Independent Obligations. Notwithstanding anything to the
contrary contained in the Loan Agreement, the obligations of Borrower under this
Agreement will survive (a) the consummation of the Loan transaction described
above; (b) satisfaction of all terms and conditions to be performed by or on
behalf of Borrower under the Loan Agreement; (c) termination, in accordance with
their respective terms, of the Loan transaction and the Loan Agreement; (d) any
assumption of Borrower's obligations under the Loan Agreement by a successor to
Borrower (whether or not Lenders approved such assumption and whether or not
Borrower was released from liability under the Loan Agreement); (e) conveyance
of title to all or any portion of the Property to any third party, and
subsequent reconveyance of all or any portion of the Property by any such third
party to subsequent transferees; and (f) conveyance of title to the Property to
Lenders through power of sale, process of foreclosure, or by conveyance in lieu
of foreclosure of the Mortgage; provided, however, that Borrower will not be
liable for damages resulting from Hazardous Conditions which are determined
either by a written agreement or stipulation between Borrower and Lenders or, if
Borrower and Lenders are unable to agree or stipulate, a final judicial or
administrative action (after all available appeals have been taken or waived) to
have been introduced to the Property from and after the date upon which Lenders
take possession of the Property pursuant to an Order of Receivership, power of
sale, process of foreclosure, or deed in lieu of foreclosure; provided, however,
that the obligations of Borrower under this Agreement will finally cease and
terminate upon the final expiration of any applicable statute of limitation of
actions as to any potential Claim.
The obligations of Borrower under this Agreement are separate and
distinct from the obligations of Borrower under the Loan Agreement. This
Agreement may be enforced by Lenders without regard to any other rights and
remedies Lenders may have against Borrower under the Loan Agreement and without
regard to any limitations on Lenders' recourse as may be provided in the Loan
Agreement; provided, however, that a default by Borrower under this Agreement
will constitute a default under the Loan Agreement. Enforcement of this
Agreement will not be deemed to constitute an action for recovery of Borrower's
indebtedness under the Loan Agreement nor for recovery of a deficiency judgment
against Borrower following exercise of Borrower's remedies under the Mortgage.
Borrower expressly and specifically agrees that Lenders may bring and prosecute
a separate action or actions against Borrower hereunder whether or not Lenders
have brought an action against Borrower under the Loan Agreement.
10. Default Interest. Any Claims and other payments required to be paid
by Borrower to Lenders under this Agreement which are not paid on demand
therefor will thereupon be considered "Delinquent," and will result in and
constitute a default hereunder. In addition to all other rights and remedies of
Lenders against Borrower as provided herein, or under applicable law, Borrower
will pay to Lenders, immediately upon demand therefor, Default Interest (as
defined below) on any such payments which are or have become Delinquent. Default
Interest will be paid by Borrower from the date such payment becomes Delinquent
through and including the date of payment of such Delinquent sums. As used
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herein, "Default Interest" will be equal to the rate of interest charged for a
payment default under the Loan Agreement, but in any event not to exceed the
maximum rate of interest permitted to be contracted for under South Carolina
law. Borrower expressly and specifically agrees that any Default Interest
charged to Borrower hereunder will in no manner or respect constitute a penalty
or interest under the Loan Agreement, with the express understanding that this
Agreement and Borrower's obligations hereunder constitute separate obligations
of Borrower independent of the Loan Agreement.
11. Administrative Agent for Lenders. The Lenders have appointed FUNB
to act as administrative agent on behalf of all of the Lenders in connection
with the Loan. Accordingly, FUNB shall be entitled to exercise the rights and
remedies of the Lenders hereunder as agent for each of the Lenders. Any notice
provided by FUNB to the Borrower shall be deemed provided to Borrower by each of
the Lenders, and any notice from Borrower which states it is to FUNB as agent
for the Lenders hereunder, shall be deemed to be given to each of the Lenders.
12. Miscellaneous. If there is more than one party executing this
Agreement as an indemnitor, each such party agrees that (i) the obligations of
Borrower hereunder are joint and several, (ii) a release of any one or more such
parties or any limitation of this Agreement in favor of or for the benefit of
one or more such parties will not in any way be deemed a release of or
limitation in favor of or for the benefit of any other party, and (iii) a
separate action hereunder may be brought and prosecuted against one or more such
parties. If any term of this Agreement or any application thereof will be
invalid, illegal or unenforceable, the remainder of this Agreement and any other
application of such term will not be affected thereby. No delay or omission in
exercising any right hereunder will operate as a waiver of such right or any
other right. This Agreement will be binding upon, inure to the benefit of and be
enforceable by Borrower and Lenders, and their respective successors and
assigns. This Agreement will be governed and construed in accordance with the
laws of the State of South Carolina. The parties hereby stipulate that
jurisdiction and venue for purposes of enforcement of this Agreement and
adjudication of the respective rights and obligations of the parties shall be in
the South Carolina circuit court in the judicial circuit in which the Property
is located.
12. Conflict. In the event of conflict between the terms and conditions
hereunder and the terms and conditions of the Loan Agreement, the terms and
conditions of the Loan Agreement will govern.
13. Waiver of Defenses. In any action, suit or proceeding relating to
this Agreement, Borrower and Lenders waive the right to interpose a defense of
laches, failure of consideration or mutuality of remedy.
IN WITNESS WHEREOF, Borrower and Lenders have executed this Agreement
as of the date first above written.
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BORROWER:
Signed, sealed and delivered XXXXX EQUITY, INC., a
in the presence of: Florida corporation
/s/ Xxxxxx X. Xxxxxx By: /s/ G. Xxxxx Xxxxxxx
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Witness Name: G. Xxxxx Xxxxxxx
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Title: Treasurer
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Attest: /s/ W. Xxxxxxxx Xxxxxxx
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Name: W. Xxxxxxxx Xxxxxxx
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Title: Secretary
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[CORPORATE SEAL]
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LENDERS:
Signed, sealed and delivered FIRST UNION NATIONAL BANK,
in the presence of: a national banking association
/s/ X. X. Xxxxxx By: /s/ Xxxxxxxx X. Xxxxxxxx
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Witness Name: Xxxxxxxx X. Xxxxxxxx
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Title: Senior Vice President
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Attest: /s/ Xxxxxxxxxxx X. Xxxxxx
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Name: Xxxxxxxxxxx X. Xxxxxx
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Title: Vice President
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[CORPORATE SEAL]
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Signed, sealed and delivered XXXXXX GUARANTY TRUST
in the presence of: COMPANY OF NEW YORK,
a New York banking corporation
/s/ X. X. Xxxxxxxxx By: /s/ Xxxxxxx Xxxxxx
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Witness Name: Xxxxxxx Xxxxxx
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Title: Vice President
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Attest: /s/ Xxxx Xxxxxxxxxx
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Name: Xxxx Xxxxxxxxxx
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Title: V.P. and Assistant Secretary
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[CORPORATE SEAL]
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Signed, sealed and delivered AMSOUTH BANK, a state banking
in the presence of: corporation
/s/ Xxxxxxxxx X. Xxxxxxxxxx By: /s/ Xxxxx Coffee
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Witness Name: Xxxxx Coffee
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Title: Vice President
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Attest:
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Name:
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Title:
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[CORPORATE SEAL]
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Signed, sealed and delivered GUARANTY FEDERAL BANK F.S.B., a
in the presence of: federal savings bank
/s/ Xxxxx X. Xxxxx By: /s/ Xxxx X. Xxxxxxx
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Witness Name: Xxxx X. Xxxxxxx
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Title: Vice President/Division Manager
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Attest: /s/ Xxxxx Xxxx
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Name: Xxxxx Xxxx
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Title: Assistant Secretary
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[CORPORATE SEAL]
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EXHIBIT A
DESCRIPTION OF PROPERTY
[Contained herein is the metes and bounds legal descriptions of the property.]
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