METROPARK DEVELOPMENT AGREEMENT BETWEEN METROPARK SQUARE, LTD. AND THE CITY OF SHENANDOAH, TEXAS

Transcription

1 METROPARK DEVELOPMENT AGREEMENT BETWEEN METROPARK SQUARE, LTD. AND THE CITY OF SHENANDOAH, TEXAS

2 TABLE OF CONTENTS Page ARTICLE I SCOPE OF AGREEMENT ARTICLE II PUBLIC IMPROVEMENT DISTRICT Section Creation of Public Improvement District...2 Section Apportionment and Levy of Assessments...2 ARTICLE III CONSTRUCTION, ACQUISITION AND REIMBURSEMENT Section Project Scope...3 Section Designation of Construction Manager, Construction Engineers...3 Section Competitive Bidding...4 Section Construction Agreements...4 Section Project Scope Verification...5 Section Joint Cooperation; Access for Planning and Development...5 Section City Not Responsible...5 Section Permits; Fees...6 Section Construction Contracts...6 Section Additional Requirements...6 Section Revisions to Scope and Cost of Public Improvements...7 Section City Police Powers...8 Section Title and Mechanic s Liens...8 Section City Consents...9 Section Right of the City to Make Inspection...9 Section Public Improvements to be Owned by the City Title Evidence...9 Section Public Improvement Constructed on City Land or the Property...9 ARTICLE IV PAYMENT FOR PUBLIC IMPROVEMENTS Section Overall Requirements...10 Section Public Improvements Payment and Reimbursement...10 Section Acquisition of Public Improvements...11 Section Remaining Funds after Completion of a Public Improvement...11 Section Payment Process for Public Improvements...11 Section Rights to Audit...12 Section Cost Overruns Funding Commitment...12 i

3 ARTICLE V PROJECT FINANCING Section Issuance of PID Bonds...13 ARTICLE VI REPRESENTATIONS AND WARRANTIES Section Representations and Warranties of City...13 Section Representations and Warranties of Developer...14 ARTICLE VII TERMINATION EVENTS Section Developer Termination Events...15 Section City Termination Events...15 Section Termination Procedure...15 Section City Actions Upon Termination...15 ARTICLE VIII DEFAULT AND REMEDIES Section Developer Default...15 Section Notice and Cure Period...16 Section City s Remedies...17 Section City Default...17 Section Developer s Remedies...18 Section Limited Waiver of Immunity...18 Section Limitation on Damages...18 Section Waiver...18 ARTICLE IX INSURANCE, INDEMNIFICATION AND RELEASE Section Insurance...19 Section Waiver of Subrogation Rights...20 Section Additional Insured Status...20 Section Certificates of Insurance...20 Section Carriers...21 Section INDEMNIFICATION...21 ii

4 ARTICLE X GENERAL PROVISIONS Section Hotel Construction...22 Section Notices...22 Section Make-Whole Provision...23 Section Tree Ordinance...23 Section Assignment...23 Section Term of Agreement...23 Section Table of Contents; Titles and Headings...24 Section Entire Agreement; Amendment...24 Section Time...24 Section Counterparts...24 Section Severability; Waiver...24 Section No Third-Party Beneficiaries...24 Section No Joint Venture...25 Section Independence of Action...25 Section Limited Recourse...25 Section Exhibits...25 Section Survival of Covenants...25 Section Conditions Precedent...25 Section No Reduction of Assessments...25 Section Governing Law... Error! Bookmark not defined. Section Anti-Boycott Verification...26 Section Iran, Sudan and Foreign Terrorist Organizations...26 Section Governing Law...26 Section Conflict...26 Exhibit A Definitions Exhibit B Property Description Exhibit C Public Improvement Project Costs Exhibit D Public Improvements Exhibit D-1 Roadway Public Improvements Exhibit D-2 Water Line Public Improvements Exhibit D-3 Sanitary Sewer Line Public Improvements Exhibit D-4 Storm Drain Public Improvements Exhibit E - Form of Payment Certificate Exhibit F Form of Closing Disbursement Request iii

5 METROPARK DEVELOPMENT AGREEMENT This Metropark Development Agreement (this Agreement ), dated as of December 13, 2017 (the Effective Date ), is entered into between METROPARK SQUARE, LTD., a Texas limited partnership (the Developer ), and the City of Shenandoah, Texas (the City ), a municipal corporation, acting by and through its duly authorized representative. Recitals: WHEREAS, capitalized terms used in this Agreement shall have the meanings given to them on Exhibit A; and WHEREAS, unless otherwise defined: (1) all references to sections shall mean to sections of this Agreement;(2) all references to exhibits shall mean exhibits to this Agreement which are incorporated as part of this Agreement for all purposes; and (3) all references to ordinances or resolutions shall mean ordinances or resolutions adopted by the city Council; and WHEREAS, the Developer owns a total of approximately acres of land within the corporate limits of the City of Shenandoah, Texas, described in the attached Exhibit B (the Property ); and WHEREAS, portions of the Property include approximately 155,895 square feet of existing retail uses and it is intended that the remainder Property will be developed by the Developer as a mixed use development containing retail, restaurant and residential components, and other associated uses in accordance with the applicable PD zoning regulations governing the Property (the Project );and WHEREAS, the Developer proposes to construct the Public Improvements (defined herein) on the Property and transfer those public improvements to the City in accordance with the terms and provisions of this Agreement; and WHEREAS, pursuant to the terms of this Agreement, the City has agreed to facilitate the financing and reimbursement of the Public Improvements through the creation of the PID (defined herein); and WHEREAS, the City Council created the PID pursuant to the Resolution (the District ) in accordance with the PID Act (as defined in Exhibit A); and WHEREAS, the City intends to (upon satisfaction of the conditions and in accordance with the terms set forth in this Agreement), adopt the Assessment Ordinance (as defined herein) and adopt the SAP (as defined herein) which provide for the construction, acquisition and financing of the Public Improvements pursuant to the SAP, payable in whole or in part by and from assessments levied against property within the PID, as more specifically provided for in the SAP; #

6 WHEREAS, upon satisfaction of the conditions and in accordance with the terms set forth in this Agreement, the City intends to levy Assessments on all benefitted property located within the PID and issue PID Bonds for payment or reimbursement of the of the Public included in the SAP; and WHEREAS the payment and reimbursement for the Public Improvements shall be solely from the proceeds of the PID Bonds and the City shall never be responsible for the payment of the Public Improvements or the PID Bonds from its general fund or its ad valorem taxes; NOW, THEREFORE, for and in consideration of the mutual agreements, covenants, and conditions contained herein, and other good and valuable consideration, the parties hereto agree as follows: ARTICLE I SCOPE OF AGREEMENT This Agreement establishes provisions for the apportionment, levying, and collection of Assessments on the Property, the construction of the Public Improvements, reimbursement, acquisition, ownership and maintenance of the Public Improvements, and the issuance of bonds for the financing of the Public Improvements. ARTICLE II PUBLIC IMPROVEMENT DISTRICT Section Creation of Public Improvement District. (a) On March 22, 2017, the City created the PID by Resolution adopted by the City Council. The PID includes all of the Property. (b) Following submission to the City of an SAP acceptable in form and substance to the City, the City Council shall consider an Assessment Ordinance. The City shall use reasonable, good faith efforts to expeditiously initiate and approve all necessary documents and ordinances required to effectuate the SAP and Assessment Ordinance. Section Apportionment and Levy of Assessments. The City intends to levy Assessments on the Property in accordance herewith and with the Service and Assessment Plan (as such plan is amended from time to time) on or before such time as PID Bonds are issued in accordance with Article IV hereof. The City s apportionment and levy of Special Assessments shall be made in accordance with the PID Act. 2

7 ARTICLE III CONSTRUCTION, ACQUISITION AND REIMBURSEMENT Section Project Scope. (a) Subject to the terms and conditions set forth in this Agreement, (a) with respect to Public Improvements which have been fully constructed on the Effective Date, the City will finance the acquisition of such Public Improvements through the issuance of PID Bonds and, upon closing of the PID Bonds, the City shall reimburse the Developer for the Public Improvement Project Costs and shall own the Public Improvements; (b) with respect to Public Improvements under construction on the Effective Date, the Developer shall cause the construction of Public Improvements, and upon Completion of Construction and acceptance of the Public Improvements, the City shall reimburse the Developer for the Public Improvement Project Costs and shall own the Public Improvements; (b) with respect to the Public Improvements that are not under construction on the Effective Date, the City will finance the construction of such Public Improvements through the issuance of PID Bonds and the City shall own such Public Improvements; and (c) the Developer shall plan, design, construct, and complete the Public Improvements (or cause such Public Improvements to be constructed), subject to the City s approval as provided herein and in accordance with Applicable Law. (b) Simultaneously with the construction of the Public Improvements, the Developer hereby agrees to make improvements to the existing private lift station within the Development to upgrade such private lift station to meet City codes and requirements. Such lift station, once improved, shall be dedicated to the City as part of the City s water and sewer system. The City shall withhold the last $1,000,000 in PID Bond proceeds until such time as the upgrades to the private lift station have been constructed to the City s requirements and accepted by the City. Section Designation of Construction Manager, Construction Engineers. (a) Prior to construction of any Public Improvement, Developer shall make, or cause to be made, application for any necessary permits and approvals required by City and any applicable governmental authorities to be issued for the construction of the Public Improvements. The Developer shall require the design, inspection and supervision of the construction of the Public Improvements to be undertaken in accordance with City standards and regulations and Applicable Law. (b) Prior to Commencement of Construction of the Public Improvements that are not yet under construction as of the Effective Date, the Developer shall submit, or cause to be submitted, plans and specifications for approval by City, which approval shall follow regular City processes and shall comply with Applicable Law and this Agreement. (c) Developer shall comply, and shall require its contractors to comply, with all local and state laws and regulations regarding the design and construction of the Public Improvements applicable to similar facilities constructed by City, including, but not limited to, the requirement for payment, performance and maintenance bonds for the Public Improvements. 3

8 (d) Upon Completion of Construction of any portion of the Public Improvements, Developer shall provide City with a final cost summary of all costs incurred and paid associated with the construction of that portion of the Public Improvements and provide proof that all amounts owing to contractors and subcontractors have been paid in full evidenced by the customary affidavits executed by Developer and/or its contractors with regard to that portion of the Public Improvements. Evidence of payment to contractors and subcontractors shall be provided prior to the reimbursement of the costs of any portion of the Public Improvements. (e) Developer agrees to cause the contractors and subcontractors which construct the Public Improvements to provide payment, performance and maintenance bonds in forms reasonably satisfactory to the City Attorney. Any surety company through which a bond is written shall be a surety company duly authorized to do business in the State of Texas, provided that the City Attorney has the right to reject any surety company regardless of such company s authorization to do business in Texas. With respect to Public Improvements not yet under construction prior to the Effective Date, evidence of such bonds shall be delivered to the City prior to commencement of construction of any such Public Improvements. With respect to Public Improvements already under construction prior to the Effective Date of this Agreement, the Developer shall deliver copies of all bonds obtained for such Public Improvements to the City Attorney within thirty (30) days of the Effective Date except for maintenance bonds, which must be delivered prior to acceptance of the Public Improvements by the City. (f) Unless otherwise approved in writing by the City, all Public Improvements shall be constructed and dedicated to the City in accordance with City processes and Applicable Law. (g) The Developer has dedicated by plat the rights-of-way required for all roadway and storm sewer/drainage Public Improvements. The Developer shall dedicate or convey by separate instrument, without cost to the City and in accordance with the Applicable Law, the rights-of-way and easements necessary for the construction, operation, and maintenance of the water and sewer Public Improvements, prior to the completion of the Public Improvements. Section Competitive Bidding. Construction of the Public Improvements shall not require competitive bidding pursuant to Section (a) of the Texas Local Government Code. Section Construction Agreements. (a) The following requirements apply to Construction Agreements for Public Improvements the construction of which commences after the Effective Date: (i) Plans and specifications shall comply with all Applicable Law and all Plans and Specification shall be reviewed and approved by the City prior to the issuance of permits; (ii) Each Construction Agreement shall provide that the Contractor is an independent contractor, independent of and not the agent of the City and that the Contractor is responsible for retaining, and shall retain, the services of necessary and appropriate architects and engineers; and 4

9 (iii) Each Construction Agreement for improvements not yet under construction shall provide that the Contractor shall indemnify the City and Developer for the negligent acts or omissions of the Contractor; and (iv) The Public Improvement Project Costs shall substantially adhere to the budgeted costs as approved by the City. Any increase of more than 10% in the aggregate cost of the Storm Drainage Improvements, or the Roadway Improvements, or the Water Line Improvements, or the Sanitary Sewer Improvements must be approved by the City and Developer must show evidence of funding any Overruns pursuant to Section (b) City s Role. The City shall have no responsibility for the cost of planning, design, engineering construction, furnishing/equipping the Public Improvements (before, during or after construction) except to the extent of the reimbursement or funding of the Public Improvements Project Costs as set forth in this Agreement. The Developer will not hold the City responsible for any costs of the Public Improvements other than the reimbursements or fundings described in this Agreement. The City shall have no liability for any claims that may arise out of design or construction of the Public Improvements, and the Developer shall cause all of its contractors, architects, engineers, and consultants to agree in writing that they will look solely to the Developer, not to the City, for payment of all costs and valid claims associated with the Public Improvements. Section Project Scope Verification. The Developer will from time to time, as reasonably requested by the City, verify to the City that the Public Improvements are being constructed substantially in accordance with the Plans and Specifications approved by the City. To the extent the City has concerns about such verification that cannot be answered by the Developer, to the City s reasonable satisfaction, the Developer will cause the appropriate architect, engineer or general contractor to consult with the Developer and the City regarding such concerns. Section Joint Cooperation; Access for Planning and Development. (a) Cooperation and Timely Response. During the planning, design, development and construction of the Public Improvements, the parties agree to cooperate and coordinate with each other, and to assign appropriate, qualified personnel to this project. The City staff will make reasonable efforts to accommodate urgent or emergency requests during construction. In order to facilitate a timely review process, the Developer shall cause the architect, engineer and other design professionals to attend City meetings if requested by the City. Section City Not Responsible. By performing the functions described in this Article, the City shall not, and shall not be deemed to, assume the obligations or responsibilities of the Developer, whose obligations under this Agreement and under applicable law shall not be affected by the City s exercise of the functions described in this Article. The City s review of any Plans and Specifications is solely for the City s own purposes, and the City does not make any representation or warranty concerning the appropriateness of any such Plans and Specifications for any purpose. The City s approval of 5

10 (or failure to disapprove) any such Plans and Specifications, including the Site Plan, submitted with such Plans and Specifications and any revisions thereto, shall not render the City liable for same, and the Developer assumes and shall be responsible for any and all claims arising out of or from the use of such Plans and Specifications. Section Permits; Fees. The Developer shall contractually obligate and cause each general contractor, architect, engineer and consultant working on the Public Improvements to obtain (and to contractually obligate their respective subcontractors working under or for each general contractor, architect, engineer and consultant to obtain), as applicable, all City permits, licenses and approvals required by law, rule, regulation or ordinance in connection with the construction of the Public Improvements and all other permits or approvals (if any) issued by other governmental agencies. The Developer shall cause all work on the Public Improvements to be performed in accordance with all Applicable Laws and all directions and regulations of all government bodies/agencies having jurisdiction and in a good and workmanlike manner. Section Construction Contracts. The Developer shall have the right and responsibility to negotiate and enter into all contracts necessary for the design, engineering, construction and completion of the Public Improvements. All contracts relating to the design, development and construction of the Public Improvements shall: (i) indemnify the City and its officers and employees against any costs or liabilities thereunder, and (ii) acknowledge that the City has no obligations and liability thereunder, and (iii) otherwise comply with the other requirements of this Agreement. Section Additional Requirements. In connection with the design and construction of the Public Improvements, the Developer shall take or contractually obligate the following entities or persons to take the following actions and to undertake the following responsibilities: (a) The Developer shall provide to the City copies (both hard copy and electronic format, to the extent the Developer has both formats), of the Plans and Specifications for the Public Improvements (including revisions) as such Plans and Specifications are currently in existence and as completed after the date hereof and shall provide the City one complete set of record drawings (hard copy and electronic format, to the extent the Developer has both formats) for the Public Improvements, in accordance with Applicable Law; (b) In accordance with the requirements between the Developer and the City with regard to the development and construction of the Public Improvements, the Developer or such person selected by and contracting with the Developer shall provide the City with a copy of the detailed construction schedule outlining the major items of work of each major construction contractor, and any revisions to such schedule; (c) The Developer shall provide construction documents, including the Plans and Specifications to the City, signed and sealed by one or more registered professional architects or engineers licensed in the State of Texas; 6

11 (d) The Developer shall provide the City with reasonable advance notice of any regularly-scheduled construction meetings regarding the Public Improvements, and shall permit the City to attend and observe such meetings as the City so chooses in order to monitor the project, and shall provide the City with copies of any construction schedules as are discussed and reviewed at any such regularly-scheduled construction meeting; (e) The Developer or any general contractor shall comply with, and shall require that its agents and subcontractors comply with, all applicable laws regarding the use, removal, storage, transportation, disposal and remediation of hazardous materials; (f) The Developer or any general contractor shall notify and obtain the City s approval for all field changes that directly result in material changes to the portion of the Plans and Specifications for the Public Improvements that describe the connection of such improvements with City streets, storm sewers and utilities; (g) The Developer shall or shall cause its General Contractor to promptly repair, restore or correct, on a commercially reasonable basis, all damage caused by the General Contractor or its subcontractors to property or facilities of the City and to reimburse the City for out-of-pocket costs actually incurred by the City that are directly related to the City s necessary emergency repairs of such damage; (h) The Developer shall promptly obtain correction of defective work and shall cause such work to be corrected in accordance with the construction contracts for the Public Improvements; (i) If the Developer performs any soils, construction and materials testing during construction of the Public Improvements, the Developer shall make available to the City, copies of the results of all such tests. The Developer shall deliver to the City the results of all such tests not previously delivered to the City; and (j) If any of the foregoing entities or persons shall fail in a material respect to perform any of its contractual obligations described above (or elsewhere under this Agreement), the Developer shall use commercially reasonable efforts to enforce such contractual obligations against such entities or persons. Section Revisions to Scope and Cost of Public Improvements. (a) The Public Improvements and Public Improvement Project Costs, as set forth on Exhibits C, include the following: (i) Roadway Improvements (as depicted on Exhibit D-1), including import fill, subgrade stabilization (including lime treatment and compaction), concrete and reinforcing steel. Roadway Improvements include the extension of David Memorial drive by approximately 130 feet to include the intersection of David Memorial Drive and Entertainment Way. 7

12 (ii) Water Line Improvements (as depicted on Exhibit D-2) including trench excavation and embedment, trench safety, dewatering, PVC piping, valves, fittings, fire hydrants, thrust restraint devices, service connections, disinfection and testing. (iii) Sanitary Sewer Improvements (as depicted on Exhibit D-3) including trench excavation and embedment, trench safety, dewatering, PVC piping, manholes, service connections, and testing. (iv) Storm Drainage Improvements (as depicted on Exhibit D-4) including earthen channels, swales, excavating and embedment, trench safety, dewatering, curb and grate inlets, RCP piping and boxes, headwalls, concrete flumes, rock rip rap, and concrete outfalls. (b) The Public Improvements and Public Improvement Project Costs may be modified or amended from time to time upon the approval of the City Administrator or designee, which such approval not unreasonably withheld; provided that the total cost of the Public Improvements shall not exceed such amount as set forth in the SAP. Should the Public Improvements be amended by the City Council in the SAP pursuant to the PID Act, the City Administrator shall be authorized to make corresponding changes to Exhibits C, and D-1 through D-4 and shall keep official record of such amendments. (c) The Developer agrees to construct the Public Improvements, as approved by the City. With respect to Public Improvements constructed or under construction on the Effective Date, the City acknowledges the receipt of bonds in the amounts of $1,800,000 and $3,300,000. Section City Police Powers. The Developer recognizes the authority of the City under its charter and ordinances to exercise its police powers in accordance with applicable laws to protect the public health, safety, and welfare. The City retains its police powers over the Developer s or its General Contractor s construction activities on or at the Property, and the Developer recognizes the City s authority to take appropriate enforcement action in accordance with Applicable Law to provide such protection. Whenever, in the City s judgment such action is required, the City shall immediately notify the Developer to resolve the situation. No lawful action taken by the City pursuant to these police powers shall subject the City to any liability under this Agreement, including without limitation liability for costs incurred by the General Contractor or the Developer, and as between the Developer and the City, any such costs shall be the sole responsibility of the Developer and its General Contractor. Section Title and Mechanic s Liens. (a) Title. The Developer agrees to do nothing before or during construction that would cloud or otherwise prejudice the City s ability to secure clear title to the Public Improvements and its constituent components. (i) Mechanic s Liens. Developer shall not create nor allow or permit any liens, encumbrances, or charges of any kind whatsoever against the Public Improvements arising from any work performed by any contractor by or on behalf of the Developer. The 8

13 Developer agrees that the Developer will not permit any claim of lien made by any mechanic, materialman, laborer, or other similar liens to stand against the Public Improvements for work or materials furnished to the Developer in connection with any construction, improvements, renovation, maintenance or repair thereof made by the Developer or any contractor, agent or representative of the Developer. The Developer shall cause any such claim of lien to be fully discharged no later than thirty (30) days after the Developer s receipt of written notice of the filing thereof. Section City Consents. Any consent or approval by or on behalf of the City required in connection with the design, construction, repair, renovation, replacement, or operation of the Public Improvements or otherwise under this Agreement shall not be unreasonably withheld, delayed, or conditioned. Any review associated with any determination to give or withhold any such consent or approval shall be conducted in a timely and expeditious manner with due regard to the cost to the Developer associated with delay. Section Right of the City to Make Inspection. (a) At any time, the City shall have the right to enter the Property for the purpose of inspection of the progress of construction on the Public Improvements. The Developer shall pay the City s costs for the retention of a third-party inspector/owner s representative. (b) Inspection of the construction of all Public Improvements shall be by the City Representative or his/her designee. The Developer shall pay the inspection fee which may be included in as a Public Improvement Project Cost. Section Public Improvements to be Owned by the City Title Evidence. The Developer has dedicated, by plat, the land required for the Roadway Improvements. The Developer will dedicate by separate instrument (a) water and sewer easements for the Water Improvements and Sanitary Sewer Improvements and (b) Drainage Improvements, and (c) utility easements. The Developer shall furnish to the City a preliminary title report for all land to be dedicated to the City including easements to be accepted by the City from the Developer and not previously dedicated or otherwise conveyed to the City, for review and approval at least 30 calendar days prior to the transfer of such land or easement. The City Representative shall approve the preliminary title report unless it reveals a matter which, in the reasonable judgment of the City, could materially affect the City s use and enjoyment of any part of the property or easement covered by the preliminary title report. In the event the City Representative does not approve the preliminary title report, the City shall not be obligated to accept title to the easements dedicated pursuant to this Section until the Developer has cured such objections to title to the satisfaction of the City Representative. Section Public Improvement Constructed on City Land or the Property. If the Public Improvement is on land owned by the City, the City hereby grants to the Developer a license to enter upon such land for purposes related to construction (and maintenance pending acquisition and acceptance) of the Public Improvement. 9

14 ARTICLE IV PAYMENT FOR PUBLIC IMPROVEMENTS Section Overall Requirements. (a) The City shall not be obligated to provide funds for any Public Improvement except from the proceeds of the PID Bonds. The City makes no warranty, either express or implied, that the proceeds of the PID Bonds available for the reimbursement of the Public Improvement Project Costs or for the payment of the cost to construct or acquire a Public Improvement by the City will be sufficient for the construction or acquisition of all of Public Improvements. Any costs of the Public Improvements in excess of the available PID Bond Proceeds shall not be paid or reimbursed by the City. The Developer acknowledges and agrees that any lack of availability of monies in the Project Fund established under the Indenture to pay the costs of the Public Improvements shall in no way diminish any obligation of the Developer with respect to the construction of or contributions for the Public Improvements required by this Agreement, or any other agreement to which the Developer is a party, or any governmental approval to which the Developer or Property is subject. (b) Notwithstanding anything to the contrary contained herein, no sale of property within the District shall occur prior to the City s levy of Assessments so long as the City s levy of Assessments is completed no later than the Public Improvement Financing Date. (c) Upon written acceptance of a Public Improvement, and subject to any applicable maintenance-bond period, the City shall be responsible for all operation and maintenance of such Public Improvement, including all costs thereof and relating thereto. (d) The City s obligation with respect to the reimbursement or payment of the Public Improvement Project Costs shall be limited to the lower of Actual Costs or the available PID Bond proceeds, and shall be payable solely from amounts on deposit in the Project Fund from the sale of the PID Bonds for the reimbursement or payment of such costs as provided herein and in the Indenture. The Developer agrees and acknowledges that it is responsible for all costs and all expenses related to the Public Improvements in excess of the lower of Actual Costs or the available PID Bond proceeds. (e) The City shall have no responsibility whatsoever to the Developer with respect to the investment of any funds held in the Project Fund by the Trustee under the provisions of the Indenture, including any loss of all or a portion of the principal invested or any penalty for liquidation of an investment. Any such loss may diminish the amounts available in the Project Fund to pay or reimburse the Public Improvement Project Costs in the District. The obligation of Developer to pay the Assessments is not in any way dependent on the availability of amounts in the Project Fund to pay for all or any portion of the Public Improvements Project Costs hereunder. Section Public Improvements Payment and Reimbursement. (a) With respect to the Public Improvements under construction on the Effective Date, the City shall reimburse the Public Improvement Project Costs from PID Bond Proceeds pursuant to an approved Payment Certificate. The payment of Public Improvement Project Costs of Public 10

15 Improvements for which construction has not commenced on the Effective Date of this Agreement shall be made from PID Bond Proceeds pursuant to an approved Payment Certificate. The City may accept the Public Improvements in stages or segments, at its discretion. (b) Payment or reimbursement shall be made only for the Public Improvement Project Costs as set forth in this Agreement, the Service and Assessment Plan and in the Indenture, as approved by the City. Any additional public improvements constructed by the Developer and dedicated to the City shall not be subject to reimbursement under the terms of this Agreement. Section Acquisition of Public Improvements. For Public Improvements for which construction commenced prior to the Effective Date, the City shall acquire such Public Improvement upon Completion of Construction and approval of a Payment Certificate and a transfer of title to the Public Improvements to the City (or by easement dedication); and provided that construction has been in accordance with Applicable Law. The City may accept the Public Improvements in stages or segments, at its discretion. Section Remaining Funds after Completion of a Public Improvement. If, upon the Completion of Construction of a Public Improvement (or segment or stage thereof) and payment or reimbursement for such Public Improvement, there are Cost Underruns, any remaining budgeted cost(s) may be available to pay Overruns on any other Public Improvement. Any Cost Underrun for any Public Improvement is available to pay Overruns on any other Public Improvement, and may be added to the amount approved for payment in any Payment Certificate, as approved by the City Representative. Section Payment Process for Public Improvements. (a) For those Public Improvements for which construction is completed prior to the Effective Date, the City shall disburse funds to reimburse the Developer the Public Improvement Project Costs upon closing of the PID Bonds subject to the City s approval and the Developer providing sufficient documentation of Public Improvement Project Costs, maintenance bonds, and a Closing Disbursement Request. For those Public Improvements for which Commencement of Construction has occurred prior to the Effective Date, the City shall disburse funds to reimburse the Developer the Public Improvement Project Costs upon Completion of Construction of the Public Improvements (or segment or stage thereof), or upon acquisition of a Public Improvement and subject to the City s approval and the Developer providing sufficient documentation of Public Improvement Project Costs. For those Public Improvements for which Commencement of Construction has not begun on the Effective Date, the City shall pay the Public Improvement Project Costs from PID Bond Proceeds. The Developer shall submit a Payment Certificate to the City (no more frequently than monthly) for Public Improvement Project Costs. The form of the Payment Certificate is set forth in Exhibit E, as may be modified by the Indenture. The City shall review the sufficiency of each Payment Certificate with respect to compliance with this Agreement, compliance with the Applicable Law, and compliance with the SAP and Plans and Specifications. The City shall review each Payment Certificate within 14 Business Days of receipt thereof and upon approval, certify the Payment Certificate pursuant to the provisions of the Indenture and payment shall be made to the Developer pursuant to the terms of the Indenture, provided that funds are available under the Indenture. 11

16 (b) If the City timely disapproves or questions the correctness or authenticity of the Payment Certificate by delivering a detailed notice to the Developer within five Business Days of receipt thereof, then payment with respect to disputed portion(s) of the Payment Certificate shall not be made until the Developer and the City have jointly settled such dispute. The City and the Developer shall meet promptly and cooperate in good faith to resolve any such disputes as expeditiously as possible. (c) The City shall reimburse the Public Improvement Project Costs as set forth in Exhibit C from funds available pursuant to the Indenture. In the event that changes to the Plans and Specifications for the Public Improvements or changes to the Public Improvement Project Costs in excess of 10% of the costs listed in Exhibit C become necessary, the Developer must submit such changes to the City Representative for approval prior to the expenditure of any funds above those set forth in Exhibit C. (d) Reimbursement to the Developer and the City for administrative costs relating to the creation of the PID, the levy of assessments and issuance of the PID Bonds may be distributed at closing of the PID Bonds pursuant to a Closing Disbursement Request, in the form attached as Exhibit F. (e) Public Improvements for which Commencement of Construction has occurred prior to the Effective Date are identified on Exhibit D attached hereto. Section Rights to Audit. (a) The City shall have the right to audit, upon reasonable notice and at its own expense, records of the Developer with respect to the expenditure of funds to pay Public Improvement Project Costs. Upon written request by the City, the Developer shall give the City or its agent, access to those certain records controlled by, or in the direct or indirect possession of, the Developer (other than records subject to legitimate claims of attorney-client privilege) with respect to the expenditure of Public Improvement Project Costs, and permit the City to review such records in connection with conducting a reasonable audit of such fund and account. The Developer shall make these records available to the City electronically or at a location within Montgomery County that is reasonably convenient for City staff. (b) The City and the Developer shall reasonably cooperate with the assigned independent auditors (internal or external) in this regard, and shall retain and maintain all such records for at least 5 years from the date of Completion of Construction of the Public Improvements. All audits must be diligently conducted and once begun, no records pertaining to such audit shall be destroyed until such audit is completed. Section Cost Overruns Funding Commitment. The Developer is responsible for funding the Public Improvement Project Costs in excess of the PID Bond Proceeds. In the case of a Cost Overrun for the Public Improvements, the City and the Developer shall take such steps as are commercially reasonable to change the Plans and Specifications for the Public Improvements to minimize or eliminate the Cost Overrun. If, following this process, it is determined that there are still Cost Overruns, then Developer shall pay for such Cost Overruns. Developer shall provide City with reasonable assurances the sufficiency 12

17 of which shall be in the sole discretion of the City, that it has or will be able to obtain the financial resources to fund such Cost Overruns. In no event shall the City s contribution exceed the amounts on deposit in the Project Fund pursuant to the Indenture. If the Developer does not fund Cost Overruns and complete the Public Improvements, following notice and cure rights as provided in Section 8.02 herein, the City may terminate this Agreement pursuant to Article VII. Section Issuance of PID Bonds. ARTICLE V PROJECT FINANCING (a) Subject to the terms and conditions set forth in this Article V, the City intends to authorize the issuance of the PID Bonds to construct, reimburse or acquire Public Improvements. The Public Improvement Projects to be constructed and funded in connection with the PID Bonds are detailed in Exhibit C. The net proceeds from the sale of PID Bonds (i.e., net of costs and expenses of issuance and amounts for debt service reserves and capitalized interest) will be used to pay for, reimburse or acquire the Public Improvements. Notwithstanding the foregoing, the issuance of PID Bonds is a discretionary action by the City Council and is further conditioned upon the adequacy of the bond security and the financial ability and obligation of the Developer to pay the amount, if any, by which Public Improvement Project Costs exceed the net proceeds from the sale of PID bonds and the amount, if any, of Cost Overruns. (b) The Developer hereby covenants to complete all Public Improvements for the Property and such Public Improvements shall be completed by the Public Improvement Completion Date. (c) The issuance of the PID Bonds is subject to the discretion of the City Council. ARTICLE VI REPRESENTATIONS AND WARRANTIES Section Representations and Warranties of City. The City makes the following representation and warranty for the benefit of the Developer: (a) Due Authority; No Conflict. The City has all requisite power and authority to execute this Agreement and to carry out its obligations hereunder and the transactions contemplated hereby. This Agreement has been, and the documents contemplated hereby will be, duly executed and delivered by the City and constitute legal, valid and binding obligations enforceable against the City in accordance with the terms subject to principles of governmental immunity and the enforcement of equitable rights. The consummation by the City of the transactions contemplated hereby is not in violation of or in conflict with, nor does it constitute a default under, any of the terms of any agreement or instrument to which the City is a Party, or by which the City is bound, or of any provision of any applicable law, ordinance, rule or regulation of any governmental authority or of any provision of any applicable order, judgment or decree of any court, arbitrator or governmental authority. 13

18 (b) Due Authority; No Litigation. No litigation is pending or, to the knowledge of the City, threatened in any court to restrain or enjoin the construction of or the Public Improvements or the City s payment and reimbursement obligations under this Agreement, or otherwise contesting the powers of the City or the authorization of this Agreement or any agreements contemplated herein. Section Representations and Warranties of Developer. The Developer makes the following representations, warranties and covenants for the benefit of the City: (a) Due Organization and Ownership. The Developer is a Texas limited partnership validly existing under the laws of the State of Texas and is duly qualified to do business in the State of Texas; and that the person executing this Agreement on behalf of is authorized to enter into this Agreement. (b) Due Authority: No Conflict. The Developer has all requisite power and authority to execute and deliver this Agreement and to carry out its obligations hereunder and the transactions contemplated hereby. This Agreement has been, and the documents contemplated hereby will be, duly executed and delivered by the Developer and constitute the Developer s legal, valid and binding obligations enforceable against the Developer in accordance with their terms. The consummation by the Developer of the transactions contemplated hereby is not in violation of or in conflict with, nor does it constitute a default under, any term or provision of the organizational documents of the Developer, or any of the terms of any agreement or instrument to which the Developer is a Party, or by which the Developer is bound, or of any provision of any applicable law, ordinance, rule or regulation of any governmental authority or of any provision of any applicable order, judgment or decree of any court, arbitrator or governmental authority. (c) Consents. No consent, approval, order or authorization of, or declaration or filing with any governmental authority is required on the part of the Developer in connection with the execution and delivery of this Agreement or for the performance of the transactions herein contemplated by the respective Parties hereto. (d) Litigation/Proceedings. To the best knowledge of the Developer, after reasonable inquiry, there are no pending or, to the best knowledge of the Developer, threatened, judicial, municipal or administrative proceedings, consent decree or, judgments which might affect the Developer s ability to consummate the transaction contemplated hereby, nor is there a preliminary or permanent injunction or other order, decree, or ruling issued by a governmental entity, and there is no statute, rule, regulation, or executive order promulgated to enacted by a governmental entity, that is in effect which restrains, enjoins, prohibits, or otherwise makes illegal the consummation of the transactions contemplated by this Agreement. (e) Ownership. The Developer represents that it or one or more Affiliates are the sole owners of the property within the District. 14

19 ARTICLE VII TERMINATION EVENTS Section Developer Termination Events. The Developer may terminate this Agreement if the City does not sell PID Bonds by the Public Improvement Financing Date. Section City Termination Events. (a) The City may terminate this Agreement if the City determines not to issue PID Bonds to fund the construction of the Public Improvements. (b) The City may terminate this Agreement if the Developer does not fund Cost Overruns pursuant to Section 4.07 subsequent to notice and cure rights as set forth herein. (c) The City may terminate this Agreement upon an Event of Default by the Developer pursuant to Section 8.01 herein. Section Termination Procedure. If either Party determines that it wishes to terminate this Agreement pursuant to this Article, such Party must deliver a written notice to the other party to the effect that the notifying party thereby terminates this Agreement. Upon such a termination, the parties hereto shall have no duty or obligation one to the other under this Agreement, including the reimbursement of any of Developer s costs that were previously advanced or incurred. Section City Actions Upon Termination. In the event of termination of this Agreement, the City may (i) use remaining PID Bond Proceeds to redeem PID Bonds pursuant to the provisions of the Indenture or (ii) construct or cause to construct the remaining Public Improvements, payable from PID Bond Proceeds. Upon termination the Developer shall have no claim or right to any further payments for Public Improvements Project Costs pursuant to this Agreement for any Public Improvements that have not reached Completion of Construction and been accepted by the City. Section Developer Default. ARTICLE VIII DEFAULT AND REMEDIES Each of the following events shall be an Event of Default by the Developer under this Agreement: (a) The Developer shall fail to pay to the City any monetary sum hereby required of it as and when the same shall become due and payable and shall not cure such default within thirty 15

20 (30) days after the later of the date on which written notice thereof is given by the City to the Developer; (b) The Developer shall fail in any material respect to maintain any of the insurance or bonds required by this Agreement, subject to the cure rights set forth in Section 8.02; (c) The Developer shall fail to comply in any material respect with any term, provision or covenant of this Agreement (other than the payment of money to the City), and shall not cure such failure within ninety (90) days after written notice thereof is given by the City to the Developer; (d) The filing by Developer of a voluntary proceeding under present or future bankruptcy, insolvency, or other laws respecting debtors, rights; (e) The consent by Developer to an involuntary proceeding under present or future bankruptcy, insolvency, or other laws respecting debtor s rights; (f) The entering of an order for relief against Developer or the appointment of a receiver, trustee, or custodian for all or a substantial part of the property or assets of Developer in any involuntary proceeding, and the continuation of such order, judgment or degree unstayed for any period of ninety (90) consecutive days; (g) The failure by Developer or any Affiliate to pay Impositions, and Assessments on property owned by the Developer and/or any Affiliates within the PID; (h) Any representation or warranty confirmed or made in this Agreement by the Developer was untrue in any material respect as of the Effective Date; Section Notice and Cure Period. (a) A Party shall be deemed in default under this Agreement (which shall be deemed a breach hereunder) if such Party fails to materially perform, observe or comply with any of its covenants, agreements or obligations hereunder (except with respect to the issuance of PID Bonds which shall not be deemed a default but shall be a termination event) or breaches or violates any of its representations contained in this Agreement (a Failure ). (b) Before any Failure of any Party to perform its obligations under this Agreement shall be deemed to be a breach of this Agreement, the Party claiming such failure shall notify, in writing, the Party alleged to have failed to perform of the alleged Failure and shall demand performance. No breach of this Agreement may be found to have occurred if performance has commenced to the reasonable satisfaction of the complaining Party within thirty (30) days of the receipt of such notice (or fifteen (15) days in the case of a monetary default), with completion of performance within sixty (60) days subject. (c) Notwithstanding any provision in this Agreement to the contrary, if the performance of any covenant or obligation to be performed hereunder by any Party is delayed by Force Majeure, the time for such performance shall be extended by the amount of time of the delay directly caused by and relating to such uncontrolled circumstances. The Party claiming delay of 16