HomeMy WebLinkAboutProject Agreement; One One Six College Apartments/CRC • +I , 5-r GE wag
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PROJECT AGREEMENT
This Project Agreement (the "Agreement"), executed by and between
One One Six College A artments,LLC(the `Developer"), and The City of Carmel Redevelopment Commission
('CRC")this ay of April,2011,Witnesses:
• Recitals
WHEREAS,Developer controls the Project Site;
WHEREAS,Developer intends to construct the Project on the Project Site;
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WHEREAS,Developer has requested that CRC issue the TIF Bond and allow Developer 10
capture the Developer Increment Share;
WHEREAS,CRC is amenable to issuing the TIF Bond,so long as Developer.(a)constructs
the Infrastructure Improvements and the Project;(b)executes the Project Site PILOT Agreement;(c)causes
•the owner of the Adjoining Property to execute the Adjoining Property PILOT Agreement and (d)satisfies
certain conditions,and undertakes certain obligations,with respect to the Adjoining Property;
WHEREAS,Developer hes agreed to:(a)construct the Infrastructure Improvements and the
Project;(b)execute the Project Site PILOT Agreement;(c)cause the owner of the Adjoining Property to •
execute the Adjoining Property PILOT Agreement;and(d)satisfy certain conditions,and undertake certain
obligations,with respect to the Adjoining Property;and
WHEREAS,Developer and CRC desire to enter Into this Agreement;
Agreement
NOW,THEREFORE,for good and-valuable consideration,the receipt and sufficiency of
which are acknowledged hereby,Developer and CRC agree•es follows:
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1. Defined Terms.
Adjoining Property shall mean that certain real estate adjoining the Project Site that is depicted on
Exhibit A-2.
Adjoining Property PILOT Agreement-shall mean one or more agreements for payments in lieu of taxes
with respect to a portion of the Adjoining Property,which agreements:(a)In the aggregate shall apply to the
entirety of the Adjoining Property; (b)shall be consistent with the terms and conditions of Section 3;and
(c)shall be executed contemporaneously with the issuance of the TIE Bond. .
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. Adjoining Property PILOT Title Commitment shall mean a commitment for a policy of title Insurance that •
insures the Interests;of CRC under the Adjoining Property PILOT Agreement;which commitment is issued
by the Title Insurer.
Adjoining Property Taxes shall mean all ad valorem real property taxes levied•or assessed on,against,or
with respect to the Adjoining Property.
Assessed Value shall mean the value of the Project Site or the Adjoining Property,as assessed by the
applicable taxing authorities for the purpose of determining ad valorem reel property taxes with respect to the
Project Site or the Adjoining Properly.
Bond Costs shall mean,.with respect to the TiF Bonds,costs of Issuance(Including commissions,fees,and
discounts),the amount of any required debt service reserves,end capitalized interest. fi ;E 13O MU
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Bond Issuance Date shall mean the date on Which the TIF Bond is issued by CRC. •
Bond Proceeds shall mean the proceeds of the TIF Bond,net of the Bond Costs.
City shall mean the City of Carmel, Indiana. -
Claims shall mean claims,damages,losses, and expenses (including,without limitation,attorneys'fees).
Construction Schedule shall mean the schedule for commencement and completion of construction of the
Infrastructure Improvements and the Project, which schedule: (a) provides that construction shall:
(I)commence In spring 2011;and(ii)be completed on or before December 31,2012; (b)contemplates:(I)a
partial assessment of the Project Site on March 1, 2012;and (ii) a full assessment of the Project Site on
March 1,2013;and(c)is attached as Exhibit D. Developer may elect to extend each of the foregoing dates •
for a period not to exceed 24 months; provided that such extension shall not: (a)relieve Developer of its
obligation to pay the Delay Payments;'or(b)have any effect on the dates on which the Delay Payments are
due.
Cure Period shall mean a period of 30 days after a party failing to perform or observe any term or condition
of this Agreement to be performed or observed by It receives notice specifying the nature of the failure;
provided that,lithe failure Is of such a nature that it cannot be remedied within 30 days,despite reasonably
diligent efforts,then the 30 day period shall be extended as-reasonably may be necessary for the defaulting
party to remedy the failure,so long as the defaulting party: (a)Commences-to remedy the failure within the
30 day period; and (b)diligently pursues such remedy to completion.
Current Assessed Value shall mean the current Assessed Value of the Adjoining Property (or various
portions thereof)as set forth on Exhibit F.
Delay Payments shall mean payments made to CRC in•addition to real estate taxes paid with respectto the
Project Site, which payments are In an amount equal to:(a)in the case.of payments required to be made In
2014:(I)the amount-of the Tax Revenue that would have been generated had the Project-Site been assessed
at Its full Assessed Value of$17,400,000.00;minus(ii)the Tax Revenue that actually is generated based upon
the Assessed Value of the Project Slte;and minus (ill) $186,000.00 (representing the anticipated amount
required to pay the debt service on the TIF Bond);and (b)in the case of payments required to be made in
2015 and thereafter:(i).the amount of the Tax Revenue that would have been generated had the Project Site
been assessed at Its full Assessed Value of$17,400,000.00; minus (ii) the Tax Revenue that actually is
generated based upon the Assessed Value of the Project Site.
Developer Increment Share shall mean a share of the Increment on a dollar for dollar basis that Is equal,
for any given year, to the lesser of: (a) the amount required to pay the debt service on the TIF Bond; or
(b)$1 86,000.00.
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Developer Party shall mean Developer and all other owners of a portion of the Project Site or the Adjoining
Property.
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Equicor shall mean Equicor Companies.
Event of Default shall have the meaning set forth In Subsection 10(a).
Existing Taxes shall mean, with respect to the Adjoining Property, any and all: (a) delinquent Adjoining
Property Taxes;(b)outstanding penalties in connection with delinquent taxes;and(c)outstanding interest in
connection with delinquent taxes and/or outstanding penalties;on the Bond Issuance Date.
Final Inspection shall mean an Inspection of the Infrastructure Improvements,or a discrete portion thereof,
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after substantial completion thereof.
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Force Majeure shall mean,with respect to Developer or CRC:(a)an act or omission of the other party;or
(b)any other cause that is not within the reasonable control of Developer,or CRC, respectively(Including,
without limitation, unusually inclement weather,.the unusual unavailability of materials,equipment,services
or labor,and utility or energy shortages or acts or omissions of public utility providers).
Hart shall mean J.C.Hart Company,Inc.
• Increment-shall mean the incremental Tax Revenue for the Project Site.
Infrastructure Improvements.shall mean the infrastructure improvements to the Project Site that are
specified on Exhibit B.
Inspecting Architect shall mean an architect designated by CRC as Its inspecting architect.
• Latent Defect shall mean those material defects in the construction of the Infrastructure Improvements that:
(a)are not discovered;and(b)reasonably are not discoverable; by CRC or the Inspecting Architect during
a Permitted Inspection ora Final inspection.
Laws shall mean all applicable laws,statutes, and/or ordinances,and any applicable governmental rules,
regulations.guidelines,orders,and/or decrees.
Material Defect shall mean any Item or component of the Infrastructure Improvements that:(a)contains a
material defect In workmanship or materials;or(b)has not been performed materially In accordance with the
terms and conditions of this Agreement.
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Non-Compliance Notice shall mean a written notice that Identifies Material Defects with respect to the
Infrastructure Improvements that were discovered during a Permitted Inspection or a Final inspection.
Permitted inspection shall mean an inspection by the Inspecting.Architect and/or any CRC member of any
Item or component of the Infrastructure Improvements when reasonably deemed to be necessary or
• appropriate by CRC and/or the inspecting Architect.
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PILOT Agre ement shall mean,as applicable,the Project Site PILOT Agreement and/or the Adjoining Property
PILOT Agreement.
PILOT Payment Lien shall mean a lien securing the payments required to be made by a PILOT Agreement,
• which lien shall be:(a)a lien against the Project Site or the Adjoining Property,as applicable;and(b)similar
in type to a lien for real estate taxes (including that such lien shall have the same priority as a lien for real
estate taxes).
Project shall mean the buildings,structures,and related improvements identified on the Site Plan,elevations
and a general description of which are attached as Exhibit C.
Project Site shall mean that certain real estate generally depicted on the Site Plan.
Project Site PILOT Agreement shall mean an agreement for payments in lieu of taxes,which agreement
shall: (a)apply to the Project Site; (b)be consistent with the terms and conditions of Section 3;and (c) be ••
executed contemporaneously with the issuance of the TIF Bond.
Project Site PILOT Title Commitment shall mean a commitment fora policy of title insurance that insures •
the Interests of CRC under the Project Site PILOT Agreement, which commitment is Issued by the Title
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Insurer.
Qualifying Assignee shell mean an entity that:(a)has full power and.authority to accept-an assignment of '
this Agreement and carry out the obligations of Developer hereunder; and (b)expressly assumes all such
obligations in writing(including,without limitation,the obligation to construct the Infrastructure Improvements
and the Project in compliance with the terms and conditions of this Agreement).
• Reimbursement Agreement shall mean that certain Reimbursement Agreement executed by and among
CRC,Equicor,and Hart,and dated May 11,2010.
Required Permits shall mean all permits, licenses, approvals, and consents required by the-Laws for
construction and/or use of the Infrastructure Improvements or the Project,as applicable. .
Site Plan shall mean the site plan attached hereto as Exhibit A-1,
Tax Revenue shall mean,with respect to specified real estate, all ad valorem real property taxes that are
levied,imposed,or charged on,against,or with respect to such realestate bythe applicable taxing authorities. •
TiF Bond shall mean a single tax increment financing bond In the amount of$2,400,000.00, which will
produce Bond Proceeds in the amount of$2,000,000.00,underwhich bond multiple draws•m ay be made.The
TIF Bond is described more particularly-on Exhibit B-1.
Title Commitment shall mean the Project Site PILOT Title Corn mitm ent and/or the Adjoining Property PILOT
Title Commitment,as applicable.
Title Insurer shall mean Hamilton Title Security,LLC.
2. , General Obligations.
(a) ' Required improvements. Subject to the terms and conditions,of this Agreement, •
Developer shall construct the Infrastructure Improvements and the Project,in each case in
compliance with the Construction Schedule. •
(b) TIF Bond. In accordance with the terms and conditions of Exhibit E-1 and the
schedule attached as Exhibit E-2,CRC shall issue the TIF Bond.The Bond Proceeds shall
be provided to Developer to be used solely forthe purposes of constructing the Infrastructure
Improvements. Developer shall be responsible for securing any credit enhancements related
• to the payment of debt service on the TIF Bond,without recourse to the City,CRC,or any
Increment other than the Developer Increment Share;provided that all credit enhancements
shall be subject to the reasonable approval of CRC,based upon the credit-worthiness and
financial wherewithal of the party providing the enhancement. At all times Developer shall
cause there to be approved credit enhancements in place in amounts that total, In the
aggregate, The amount of the Bond Costs plus the Bond Proceeds; accordingly,
contemporaneously with the issuance of the TIF Bond, Developer shall secure approved
credit enhancements in an amount equal to the Bond Costs plus the Bond Proceeds;
• provided that, notwithstanding the foregoing, if Developer or an affiliate of Developer
purchases the TIF Bond,then no credit enhancements shall be required.
(c) PILOT Agreement. Contemporaneously with the issuance of the TIF Bond:(i)CRC
shalt execute the PILOT Agreements; (ii)Developer,shall execute the Project Site PILOT •
Agreement;and(c)Develo.pershallcause the owner of the Adjoining Property to execute the
Adjoining Property PILOT Agreement.
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(d) Adjoining Property. In addition to causing the owner of the Adjoining Property to
execute the Adjoining Property PILOT Agreement, with respect to the Adjoining Property,
• Developer shall:(I)cause the owner of the Adjoining Property to pay any Existing Taxes;and
(il) cause to be dismissed or withdrawn•all pending appeals with respect to the Adjoining
Property Taxes.
3. PILOT Agreements.
(a) Term. The term of each PILOT Agreement shall:(I)commence on the date on which
such PILOT Agreement Is fully executed; and (ii) expire on the last to occur of:
(A)December 31,2016;or(B)the date on which the TIF Bond Is paid off In full;accordingly,
If the TIF Bond is paid off in full prior to December 31, 2016,then the PILOT Agreements
shall continue In full force and effect until December 31, 2016.
(b) PILOT Payments.
• (I) The Project Site PILOT Agreement shall provide the following:
(A) If,at any time during the term thereof,any portion
of the Project.Site becomes tax-exempt, then payments
shall be made to CRC in an amount equal to: (1) the
amount of the Tax Revenue that would have been
generated from the portion of the Project Site that became
tax-exempt, had such portion of the Project Site not
become tax-exempt;minus.(2)what would have been the
' Developer Increment Share of the increment that would
have been generated from the portion of the Project Site
that became tax-exempt, had such portion of the Project
Site not become tax-exempt.
(B) Developer acknowledges that It is the intent that: •
(1) the Project Site will be assessed at its full Assessed
Value of $17,400,000.00 on March 1, 2013;
(2)Tax Revenue beginning with real estate taxes payable
• In 2014 will be based upon an Assessed Value for the
Project Site of $17,400,000.00; and (3) If there are
construction or other delays such that the Project Site is
not assessed at its full Assessed Value of$17,400,000.00
on March 1, 2013, then the Tax Revenues received by
• CRC will be less than anticipated. Accordingly, if,due to
construction or other delays that are not attributable to
Force Majeure, the Project She Is not assessed at Its full
Assessed Value of.$17,400,000.00 on March 1, 2013,
then, on the due date of each installment of real estate
taxes assessed in 2013 and payable In 2014, Delay
Payments shall be made to CRC In addition to the real
estate taxes paid with respect to the Project Site. Also
accordingly,If,due to construction or other delays that are
not attributable to Force Majeure, the Project Site Is not
assessed at its full Assessed Value of$17,400,000.00 on
March 1,2014,then:(1)beginning on the due date of the
first installment of real estate taxes assessed In 2014 and
payable in 2015;and(2)continuing until such time as the
Project Slte Is fully assessed at $17,400,000.00; Delay
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Payments shall be made to CRC In addition to the real
estate taxes paid with respect to the Project Site.
(li) The Adjoining Property PILOT Agreement shall provide that if, at
any time during the term thereof, any portion of the Adjoining Property
becomes tax-exempt,than payments shall be made to CRC in an amount
equal to the amount of the Tax Revenue that would have been generated
from the portion of the Adjoining Property that became tax-exempt, had
such portion not become tax-exempt.
(C) Appeals. Each PILOT Agreement shall provide that:(i)with respect to the Project
Site, during the term of the Project Site PILOT Agreement; and pi) with respect to the
Adjoining Property: until the date that is three years after the Bond Issuance Date; neither
Developer nor the other Developer Parties shall:(I)challenge or appeal the Assessed Value
of the Project Site or the Adjoining Property,as applicable,to the extent that such challenge
or appeal causes the Assessed Value of:(A)the Project Site to be less than$17,400,000.00;
or(B)the Adjoining Property to be less than the Current Assessed Value; or(ii)take any
direct or indirect steps or actions(including,without limitation,contacting or influencing the
• applicable taxing authorities)that causes the Assessed Value of:(A)the Project Site to be
• less than$17,400,000.00;or(B)the Adjoining Property to be less than the Current Assessed •
Value.
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(d) Priority. The payments required to be made by each PILOT Agreement shall-be
secured by a PILOT Payment Lien. Each PILOT Agreement and PILOT Payment Lien shall
be prior to any mortgage or other lien or encumbrance on Project Site-or the Adjoining
Property,as applicable,other than:(i)the lien of current real estate taxes not delinquent;and
(ii)the matters specified on Exhibit G; provided that, if there are matters other than those
specified on Exhibit G that would have priority ahead of a PILOT Agreement and the
corresponding PILOT Payment Llen,then Developer and/or the applicable Developer Party
shall provide agreements pursuant to which such matters are made subordinate to such
PILOT Agreement and the corresponding PILOT Payment Lien.
(e) Adjoining Property. The Adjoining Property PILOT Agreement shall provide that,
during the term thereof, neither Developer nor the other Developer Parties.shall seek tax
increment financing with respect to the Adjoining Property.
4. Developer Conditions. The obligations of Developer with respect to:(a)executing the Project.Site
PILOT Agreement;(b)causing the owner of the Adjoining Property to execute the Adjoining Property PILOT
Agreement; and (c) constructing the Infrastructure Improvements and the Project; shall be subject to the
• satisfaction or waiver In writing of the following on or before the Bond Issuance Date:
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(a) Developer shall have: i obtained;or(ii)determined that it shall be able to obtain;
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all Required Permits;
(b) CRC and Developer;each exercising commerciallyreasonabie discretion,shall have
agreed on the form and substance of the Project Site PILOT Agreement; .
(c) CRC, Developer, and the owner of the Adjoining Property, each exercising
commercially reasonable discretion, shall have agreed on the form and substance of the
Adjoining Property PILOT Agreement;
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(d) There shall be no breach of this Agreement by CRC that CRC has failed to cure
within the Cure Period;
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(e) As contemplated by Exhibit E-2,the Bond Issuance Date shall occur on or before
June 1,2012;
(f) Developer shall have determined that the TIF Bond shall be issued on terms and
conditions reasonably acceptable to Developer, and
• (g) All of the representations and warranties set forth In Subsection 6(a)shall be true
and accurate In all respects. •
If one or more of the conditions set forth in this Section is not,or cannot be,timely and completely satisfied,
then,as its sole and exclusive remedy,Developer either may•elect to:(a)waive in writing satisfaction of the
conditions and to proceed to:(i)execute the Project Site PILOT Agreement;and(ii)cause the owner of the
Adjoining Property to execute the Adjoining Property PILOT Agreement;or(b)terminate this Agreement by
a written notice to CRC;provided that,with respect to breaches of this Agreement by CRC,Developer shall
have the rights•and remedies set forth in Section 10. if:(a)one of the conditions set forth in this Section is -
not, or cannot be, timely and completely satisfied; and (b) Developer falls to terminate this Agreement as
permitted in this Section on or before the Bond Issuance Date;then such unsatisfied condition automatically
• shall be deemed to be waived by Developer.- Notwithstanding anything to the contrary'set forth.herein, •
Developer shall work diligently and In good faith to satisfy the conditions set forth in this Section. .
•5. CRC Conditions.The obligations of CRC with respect to issuing the TIF Bond and executing the
PILOT Agreements shall be subject to the satisfaction or waiver in writing-of•the•following on or before the
• Bond Issuance Date:
(a) CRC and Developer,each exercising commercially reasonable discretion,shall have
agreed on the form and substance of the Project Site PILOT Agreement;
(b) CRC, Developer, and the owner of the Adjoining Property, each exercising
commercially reasonable discretion, shall have agreed on the form and substance of the
Adjoining Property PILOT Agreement;
(c) Developer shall have provided the Title Commitments to CRC.
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(d) CRC shall have determined that the Title Insurer will provide a policy of title
insurance pursuant to each of the Title Commitments,together with such endorsements as
CRC determines to be necessary or appropriate,which policies(including any endorsements)
reasonably are satisfactory to CRC in all respects.
(e) Developer either shall have: (1)established to the reasonable satisfaction of CRC
that:(A)the Project Site PILOT Agreement and the corresponding PILOT Payment Lien shall
be prior to any mortgage or other lien or encumbrance on the Project Site; and (B) the
Adjoining Property PILOT Agreement and the corresponding PILOT Payment Lie shall be
prior to any mortgage or other lien or encum brance on the Adjoining Property;in each case
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other than: (A) the lien of current real estate taxes not delinquent; and (B) the matters
specified on Exhibit G;or(II)provided to CRC subordination agreements with respect to any
matters other than those specified on Exhibit G that would have priority ahead of the Project
Site PILOT Agreement or the Adjoining Property PILOT Agreement,as applicable.
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(f) All Existing Taxes shall have been paid;
(g) All pending appeals with respect to the Adjoining Property Taxes shell have been
dismissed or withdrawn;
(h) There shall be no breach of this Agreement by Developer that Developer has failed
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to cure within the Cure Period;
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(i) •As contemplated by Exhibit E-2,the Bond Issuance Date shall occur on or before
June 1,2012;
(j) CRC shall have determined that the TIF Bond shall be Issued on terms and
conditions reasonably acceptable to CRC;and
(k) All•of the representations and warranties set forth in Subsection 6(b)shall be true
and accurate in all respects.
If one or more of the conditions set forth in this Section is not,or cannot be,timely and completely satisfied,
then, as Its sole and exclusive remedy, CRC either may elect to: (a) waive in writing satisfaction of the
conditions and to proceed to issue the TIF Bond and execute the PILOT Agreements;or(b)terminate this '
Agreement by a written notice to Developer; provided that, with respect to breaches of this Agreement by .
Develp•per,.CRC shall have all'of the rights and remedies set forth.in Section 10. if;(a)one of the conditions
.set forth in this Section is not, or cannot be, timely and completely satisfied;and (b) CRC fails to terminate
this Agreementas permitted in this Section on or before the Bond Issuance Date; then such unsatisfied
condition automatically shall be deemed to be waived by CRC.Notwithstanding anything to the contrary set
forth herein, CRC shall'work diligently and in good faith to satisfy the conditions set forth In this Section.
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6. Representations and Warranties..
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(a) CRC. CRC represents and warrants to Developer that CRC:(i)shall not enter Into
any contracts or undertakings that would limit, conflict with, or constitute a breach of this
Agreement;(ii)is a public body organized and existing under the laws of the State of Indiana;
(iii)has,the power to enter Into this Agreement and to perform Its obligations hereunder,and
(iv) has been authorized by proper action to execute and deliver this Agreement, and to
perform Its obligations hereunder, and this Agreement Is the legal, valid, and binding
obligation of CRC.
(b) Developer. Developer represents and warrants to CRC that Developer:(I)shall not
enter into any contracts or undertakings that would limit,conflict with,or constitute a breach
of this Agreement; (ii) has the power to enter Into this Agreement and to perform Its
obligations hereunder;and Oil)has been authorized by proper action to execute and deliver
this Agreement,and to perform Its obligations hereunder,and this Agreement is the legal,
valid,and binding obligation of Developer.
7. Construction. Developer shall construct (or cause the completion of) the Infrastructure
Improvements and the Project: (a) in a good and workmanlike manner, (b) in accordance with the
Construction Schedule; and (a) in compliance with the Laws. Prior to commencing construction of the
Infrastructure Improvements or the Project,as applicable,Developer,at its cost and expense,shall obtain and
submit to CRC for its review the Required Permits for the Infrastructure Improvements or the Project,
respectively. Bond Proceeds shall be disbursed to Developer based upon the percentage completion of the
Infrastructure Improvements;accordingly,the full amount of the Bond Proceeds shall not be disbursed until
such time as the Infrastructure Improvements have been completed in accordance with the terms and
conditions of this Section.
8. Inspection.
(a) Permitted Inspection. Upon reasonable written notice delivered to Developer,which
notice shall specify the portion of the construction of the Infrastructure Improvements to be -
inspected, CRC may perform a Permitted Inspection. Within ten days after a Permitted
Inspection,CRC may delivera Non-Compliance Notice to Developer. II CRC timely delivers
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a Non-Compliance Notice,then Developer shall correct,or cause to be corrected,as soon
as is practicable,all Material Defects Identified In the Non-Compliance Notice,except and to•
the extent that any such Material Defects previously have been accepted,or deemed to have
been accepted,by CRC. Notwithstanding anything to the contrary set forth herein,all Items
or components of the Infrastructure Improvements with respect to which no Material Defects
are Identified In a timely Non-Compliance Notice shall be deemed to be accepted by CRC.
(b) Final Inspection. If Developer delivers to CRC a written request for a' Final
Inspection,then,on or before the later of the date that is five business days after:(i)receipt
of such request;or(ii)the date specified in such request as the substantial completion date;
CRC shall:(I)conduct(or waive its right to conduct)the Final Inspection;and;and(ii)deliver
• a Non-Compliance Notice (if applicable)to Developer; provided that: (1) upon receipt of a
• Non-Compliance Notice, Developer shall correct, or cause to be corrected, as•soon as is
• practicable,all Material Defects identified in the Non-Compliance Notice;•and(ii)all items or
components of the infrastructure Improvements with respect•to which no Material Defects •
• are identified in a timely Non-Compliance Notice shall be deemed to be accepted by CRC.
Upon: (i) correction of all Material Defects Identified in the Non-Compliance<•Notice; or
(11)deemed acceptance pursuant to this Subsection; CRC shall have no further Inspection
rights.
(C) Latent Defects. Notwithstanding anything to the contrary set forth herein, no
acceptance,or deemed acceptance,by CRC pursuant to this Section shall be applicable with
respect to any Latent Defects. An acceptance,or deemed acceptance,by CRC pursuant
to this Section shall not mean that CRC has accepted, or Developer has been relieved of,
responsibility for: (i) compliance with the Laws; (ii) the proper application of construction
means or methods;or(iii)correcting any portion of the Infrastructure improvements,if it later
is determined that such portion is inconsistent with the proper completion of a subsequent
portion of the Infrastructure Improvements.
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(d) General. Iri the case ofa Permitted Inspection,CRC shall:(I)comply with all health
and safety rules of which it has been Informed that have been established for personnel
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present on the construction site;and (ii)coordinate the inspections so that the Inspections
do not interfere with the performance of.construction. Developer shall have the right to
accompany,and/or have Its construction•manager accompany,CRC during any Permitted
Inspection.
9. Insurance. During the construction of the Infrastructure Improvements and the Project, Developer .
shall maintain the policies of insurance described on Exhibit H. Each such policy shall:(a) be written by a
company reasonably acceptable to.CRC;and(b)provide that it shall not be modified or canceled without
written notice to CRC at least 30 days in advance. The policy of general liability insurance required by this
Section to be maintained by Developer shall name CRC and the City as additional insureds. Developer shall
deliver to CRC certificates of the insurance policies required by this Section, executed by the insurance
company or the general agency writing such policies.
10. Defaults and Remedies.
(a) Events of Default. It shall be an"Event of Default'if CRC or a Developer Party fails
to perform or observe any term or condition of this Agreement or the Project Site PILOT •
Agreement to be performed or observed by it:(i)with respect to the obligation to pay money,
If such failure is not cured within ten days after such payment is due;(II)with respect to any
other obligation,if such failure is not cured within the Cure Period.
• (b) Remedies. Whenever an Event.of Default occurs,the non-defaulting party maytake
whatever actions at law or In equity are necessary or appropriate to:(I)collect any payments
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due underthis Agreementorthe Project Site PILOT Agreement;(II)protect the rights granted
to the non-defaulting party under this Agreement or the Project Site PILOT Agreement;
(iii)enforce the performance or observance by the defaulting party of any term or condition
of this Agreement or the Project Site PILOT Agreement(including,without lim itation,the right
. to specifically enforce any such term or condition); or (iv) cure, for the account of the
defaulting party,any failure of the defaulting party to perform or observe a material term or
condition of this Agreement or the Project Site PILOT Agreement to be performed or
observed by It. If the non-defaulting party incurs any costs or expenses In connection with
exercising its rights and remedies under, or enforcing,this Agreement or.the Project Site
•
PILOT Agreement,then the defaulting party shall reimburse•the non-defaulting party for all
such costs and expenses,together with interest at the rate of 15% per annum. If there.is:
•
(I)an Event of Default by a Developer Party;or(ii)or an"Event of Default",as•deflned In the
• Adjoining Property PILOT Agreement, by.a Developer.Party; then; In addition.to the
•
foregoing, CRC may cause the cessation of the disbursement of Bond Proceeds to
Developer until such time as:(i)the Event of Default or the"Event of Default',as defined in
the Adjoining Property PILOT Agreement,as applicable,has been cured;and(ii)Developer
has reimbursed CRC for any costs or expenses Incurred pursuant to this Section,together
with interest at the rate of 15% per annum.
(c) No Remedy Exclusive. No right or remedy herein conferred upon,or reserved to,
a non-defaulting party is intended to be exclusive of any other available right or remedy,
unless otherwise expressly stated; instead,each and every such right or remedy shall be
cumulative and in addition to every other right or remedy given under this Agreement or now
or hereafter existing at law or In equity. No delay or omission by a non-defaulting party to
• exercise any right or remedy upon any Event of Default shall impair any such right or remedy,
or be construed to be a waiver thereof,and any such right or remedy may be exercised from
time to time,and as often as may be deemed to be expedient. To entitle a non-defaulting
party to exercise any of its rights or remedies,it shall not be necessary for the non-defaulting
party to give notice to the defaulting party,other than such notice as may be required by this
Section or by the Laws.
11. Mutual Indemnification.
(a) Developer. Developer shall Indemnify and hold harmless CRC from and against any
and all Claims arising from or connected with: (I) mechanics' liens filed against the •
Infrastructure improvements, the Project, or the Project Site for work performed by
Developer,any other Developer Party, or any party acting by,under,through,or on behalf
of Developer or any otherDeveloper Party;(Ii)breaches b•y Developer or any other Developer
• Party under contracts to which Developer or any other Developer Party is a party, to the
extent that such contracts relate to the performance of any work on the Project Site by .
Developer, any other Developer Party,or any party acting by, under,through, or on behalf
of Developer or any other Developer Party; (ill)injury to,or death of,persons or loss of,or
damage to,property,suffered in connection with performance of any work on the Project Site
by Developer,any other Developer Party,or any party acting by,under,through,or on behalf
of Developer or any other Developer Party; (iv) the negligence or wilful misconduct of
Developer, any other Developer Party,or any party acting by,under,through,or on behalf
of Developer or any other Developer Party; or (v) the breach by Developer or any other
Developer Party of any term or condition of this Agreement or the Project Site PILOT
Agreement.
(b) CRC. CRC shall indemnify and hold harmless Developer from and against any and
all Claims arising from or connected.with:(I)the negligence or wilful misconduct of CRC or
any party acting by, under,through,or on behalf of CRC;°r ill)the breach by CRC of any
term or condition of this Agreement.
Z'Documents1Shoup,JannylCiy of Coume/1116th-Hart\Projecl 19Apr 11
Agreoment.vlowpd.wpd -10- '
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Notwithstanding anything to the contrary set forth herein,the obligations of the parties under this Section shall
survive the termination of this Agreement.
•
12. Assignment. Neither CRC nor Developer shall assign this Agreement without the prior written
approval of the other party;provided that without the•prior written approval of Developer,CRC may assign
this Agreement to another agency or instrumentality of the City. Notwithstanding the foregoing, Developer
may assign this Agreement to a Qualifying Assignee without the prior written approval of CRC so long as:
• (a) prior to such assignment,the Qualifying Assignee has obtained all Required Permits and any approvals
required by CRC;(b)contemporaneously with such assignment,the Qualifying Assignee will:(I)take title to
the Project Site; and(ii) close on construction financing; and (c)the Project Site, upon completion of the
Project by the Qualifying Assignee, will have an Assessed Value of $17,400,000.00, as contemplated by •
Subsection 3(b). Notwithstanding any assignment permitted under this Section,CRC or Developer,as the '
case may, shall remain liable to perform all of the terms and conditions to be performed by it under this
Agreement,and the approval by the other party of any assignment shall not release CRC or Developer, as
the case maybe,from such performance;provided that,if:(a)CRC assigns this Agreement to another agency
or instrumentality of the City that:(i)has full power and authority to accept an assignment of this Agreement
and carry out the obligations of CRC hereunder;and(ii)expressly assumes all such obligations in writing;then
CRC shall be released from liability under this Agreement for all obligations to be performed after the date of
such assignment and assumption; and (b) Developer assigns this Agreement to a Qualifying Assignee
pursuant to the terms and conditions of this Agreement,then,upon receipt by CRC of written notice of such
assignment,together with a copy of an assignment and assumption agreement executed by the Qualified
Assignee that is in form and substance reasonably acceptable to CRC., Developer shall be released from
liability under this Agreement for all obligations to be performed after the date of such assignment and
assumption.
13. Notice. Any notice required or permitted to be given by either party to this Agreement shall be in
writing,and shall be deemed to have been given when:(a)delivered In person to the other party;(b)sent by
facsimile, with electronic confirmation of receipt; or (c) sent by national overnight delivery service, with
confirmation of receipt, addressed as follows: to CRC at 3.0 West Main Street, Carmel,.Indiana 46032,
Facsimile:317-844-3496,Attn:Les Olds,with a copy to:Karl P.Haas, Esq.,Wallack Somers&Haas, PC,
One Indiana Square,Suite 1500,Indianapolis,Indiana 46204,Facsimile:317-231-9900;and to Developer at
,Facsimile:317-
Attn: ' . Either party may change its address for notice from time to time by delivering
notice to the other party as provided above.
•
14. Authority. Each undersigned person executing this Agreement on behalf.of CRC and Developer
represents and certifies that:(a)he or she has been empowered and authorized by all necessary action of
CRC and Developer, respectively, to execute and deliver this Agreement; (b) he or she has full capacity,
power, and authority to enter Into and carry out this Agreement; and (c) the execution, delivery, and
performance of this Agreement duly have been authorized by CRC and Developer, respectively.
•
15. Force Majeure. Notwithstanding anything to the contrary set forth herein, If either party Is delayed
in,or prevented from,observing or performing any of its obligations under,or satisfying any term or condition
of, this Agreement as a result of Force Majeure; then: (a)the party asserting Force Majeure shall deliver
written notice to the other party;(b)such observation, performance,or satisfaction shall be excused for the
period of days that such observation, performance, or satisfaction is delayed or prevented; and (c) the
deadlines forobservatlon,performance,and satisfaction,as applicable,shall be extended forthe same period.
16. Reimbursement Agreement. Developer agrees that it: (a)shall be deemed to be a party to the
Reimbursement Agreement;and (b)collectively with Equicor and Hart,shall be the"Developer",as defined
in the Reimbursement Agreement. Notwithstanding the foregoing, Developer agrees that the terms and
conditions of the Reimbursement Agreement are for the exclusive benefit of Equicor and Hart,and not for the
benefit of Developer. Accordingly: (a) references to"Developer"in Subsection 1(b)of the Reimbursement
Agreement shall not include, and shall not be deemed:to.be references to,Developer; (b)Developer shall
Z:1Documentsl.Shoup Jonny\Cilyoftannc11116th-NatiWrojcat 19Aprl1
Agreement.v7nwpd.wpd -11-
•
have no right to terminate the Reimbursement Agreement pursuant to the terms and conditions of
Subsection 1(b) of the Reimbursement Agreement; and (c) if Equicor and/or Hart terminates the
Reimbursement Agreement pursuant to the terms and conditions of Subsection 1(b)of the Reimbursement
Agreement, then: (i) such termination shall be effective only with respect to Equicor and Hart; and (ii) the
Reimbursement Agreement shall remain in full force and effect with respect to Developer as if: (A) Equicor
and Hart never had been parties to the Reimbursement Agreement; and (B) no termination had occurred
under the terms and conditions of Subsection 1(b) of the Reimbursement Agreement; except that
Subsection 1(b)of the Reimbursement shall have no further force or effect:
17. • •Miscellaneous. Subject to Section 12,this Agreement shall inure to the benefit of, and be binding
upon,CRC and Developer,and their respective successors and assigns. This Agreement may be modified •
only by a written agreement signed by both CRC and Developer. The invalidity,illegality,or unenforceability
of any one or more of the terms and conditions of this Agreement shall not affect the validity, legality, or
enforceability of the remaining terms and conditions hereof. Whenever in this Agreement a singular word is
used, it also shall include the plural wherever required by the context and vice versa. This Agreement shall
be governed by, and construed in accordance with, the laws of the State of Indiana. All Exhibits to this
Agreement are attached hereto and incorporated herein.by reference.
• IN WITNESS WHEREOF,CRC and Developer have executed this Agreement as of the date
set forth above.
THE CITY OF CAR.MEL
RE VELOPME T%Ot• .SIIN
Y /. •V i
e . iii. i �
Carol'n Anker,Vice President
•
By:
Printed: •
Title:
Z:lDocumentslShoup.Jenny\C:i ty u r Ca mie111 16th-I fart\Project I)Apr I I
• Agreement.v7awpd.wpd I2-
•
•
•
•
•
have no right to terminate the Reimbursement Agreement pursuant to the terms and conditions of
Subsection 1(b) of the Reimbursement Agreement; and (c) If Equicor and/or Hart terminates the
Reimbursement Agreement pursuant to the terms end conditions of Subsection 1(b)of the Reimbursement
Agreement,then: (i)such termination i shall be Affective only with respect to Equicor end Hart;and (ii)the
. Reimbursement Agreement shall remain In full force and effect with respect to Developer as if:(A)Equicor
and Hart never had been parties to the Reimbursement Agreement;and (B)no termination had occurred
under the terms and conditions of Subsection 1(b) of the Reimbursement Agreement; except that
Subsection 1(b)of the Reimbursement shall have no further force or effect.
17. Miscellaneous. Subject to Section 12,this Agreement shall inure to the benefit of,and be binding
upon,CRC and Developer,and their respective successors and assigns. This Agreement may be modified
only bya written agreement signed by both CRC and Developer. The invalidity,illegality,or unenforceabiiity
of any one or more of me terms and conditions of this Agreement shall not affect the validity, legality,or
enforceability of the remaining terms and conditions hereof. Whenever in this Agreement a singular word is
used,it also shall include the plural wherever required by the context and vice versa. This Agreement shall
be governed by, and construed in accordance with, the laws of the State of Indiana. All Exhibits to this
Agreement are attached hereto and incorporated herein by reference.
IN WITNESS WHEREOF,CRC and Developer have executed this Agreem ant as of the date
• set forth above. •
THE CITY OF CARMEL
REDEVELOPMENT COMMISSION
•
By:
• Carolyn Anker,Vice President
•
ONE ONE SIX COLLEGE
• APARTMENTS, LLC
By: J.C. Hart Com an Inc.,Man er
By:
John C. Hart,Jr.
Title: President
•
•
ZIDOCOmmta$Shoup,7cnoy ItyofCiel\tt6hHast1Pmjcd -12- l9*13 •
Agranneot�ltdpd•wpe
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• INDEX TO EXHIBITS • •
•
Exhibit A-1 Site Plan(showing the Project)
Exhibit A-2 • Depiction of Adjoining Property • •
•
.Exhibit B Description of infrastructure Improvements
Exhibit C Elevations and general description of Project
EXhibit D Construction Schedule..
Exhibit E-1 ' Description of TIF Bonds
EXhibit E-2 Schedule for issuing TIF Bonds
Exhibit F Current Assessed Value(Adjoining Property) . . • •
Exhibit G Matters to which a PILOT Agreement and the corresponding Payment Lien may •
be subject
•
Exhibit H Required Insurance Policies • •
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EXHIBIT C
• ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT
General Project Description .
The Project Is a proposed high-end apartment home community located generally on the east side of
College Avenue,north of 116th Street within the 116th Street Centre Planned Unit Development District.
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The Project will include a total of ten (10)buildings,as shown on the Site Plan,and consist of up to one
• hundred and ninety-five(195)residential units and a community clubhouse with pool.
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• . . •EXHIBIT C(Page 2 of 101
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EXHIBIT C(Pace 3 of 101, • •
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• - ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT
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E D GENERAL C(Page 4 of .1:11
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EXHIBIT C(Page 6 of 10) . •
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ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT
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EXHIBIT C(Page 8 of 101 •
ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT
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EXHIBIT C(Page 9 of 101,
ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT
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EXHIBIT C(Pane 10 of 10) •
ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT
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EXHIBIT E=1
• Description of TII+Bonds • .
Designation City of Cannel; Indiana Taxable Economic Development .
Revenue Bonds,Series 2011 (116th Street Centre Project)
Total Issue: $2,050,000-
Dated: • April 20,2011 .
•
Purchaser: One One Six College Apartments,LLC
Interest Payable: • Each February 1 and August 1, beginning on August 1, .
. . provided that during the period for which interest has been
• capitalized,beginning August 1,2011 through and including
February 1, 2013, interest shall be paid quarterly on each
. February 1,May 1,August 1 and November 1
• Interest Rates and Maturities: Maturing on the dates and in the amounts set forth below at the
interest rate of 7.22%,provided that during the period for which ,
. interest has been capitalized,beginning August 1,2011 through
and including February 1,2013,the interest rate shall be 6.54%: .
Payment Date ' Amount Payment Date Amount •
August 1,2013 $18,006 . February 1,2025 $40,700 .
February 1,2014 18,656 August 1,2025 42,1:70 •
• August 1,2014 19,329 February 1,2026 43,692 •
February 1,2015 20,026 • August 1,2026 45,268 ' .
• August 1,2015 20,750 • February 1,2027 46,903
• February 1,2016 21,499 • August 1,2027 48,596
August 1,2016 _ 22,274 : February 1,2028 50,351
February 1,2017 23,079 August 1,2028 52,168
August 1,2017 23,911 February 1,2029 54,050
. February 1,2018 24,775 August 1,2029 56,000
. August 1,2018 25,669 February 1,2030 58,023-
. February 1,2019 26,595 August 1,2030 ' 60,116
August 1,2019 27,556 . February 1,2031 62,287
• February 1,2020 - 28,550 August 1,2031 64,534 •
. August 1,2020 • '29,580 February 1,2032 66,865
' • February 1,2021 30,648 August 1,2032 69,277
• August 1,2021 31,755 February 1,2033 71,778
. February 1,2022 32,900 August 1,2033 74,369 .
August 1,2022 34,088. February 1,2034 77,053
-February 1,2023 35,319 . August 1,2034 79,834
August 1,2023 36,593 February I,2035 82,716
. February 1,2024 • 37,914 August 1,2035 85,702
August 1,2024 39,283 February 1,2036 88,793
1NDSOI AWIILIAM3126744Iv2 •
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Exhibit E-2 •
•
• CITY OF CARMEL,INDIANA •
ECONOMIC DEVELOPMENT REVENUE BONDS
• (116t Street Centre Project)
Timetable
Target Date•(2011) Action
' February 9 Redevelopment Commission meets to adopt Declaratory Resolution
regarding amendment to Integrated 126 ' Street Corridor Economic
Development Plan
February 15 Plan Commission meets to consider amendment to Integrated 126th
• Street Corridor Economic Development Plan
. February 25 Submit documents to Clerk-Treasurer for Common Council meeting.
(noon) (1 original plus 8 line-numbered copies)
•
March 5 Publish Notice of Economic Development Commission public
hearing on the bonds.. •
• March 7 . Common Council meets to consider amendment to Integrated 126th
• Street Corridor Economic Development Plan •
Introduction of Bond Ordinance •
March 16 Economic Development Commission holds public hearing and
• adopts resolution on the bonds •
•
March 17 Publish Notice of Redevelopment Commission public hearing on
declaratory resolution,notice delivered to planning bodies
. • March 18 Tax impact statements and notice of Redevelopment Commission
public hearing delivered to taxing units
March 21 Common Council adopts Bond Ordinance
•
March 31. Redevelopment Commission holds public hearing on amendment to
Integrated 126th Street Corridor Economic Development Plan and
adopts resolution confirming Declaratory Resolution
Redevelopment Commission adopts pledge resolution for bonds
April Closing on bonds •
IINSOI AWILUAMS 1269443x1•
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EXHIBIT G
Encumbrances
1. Covenants, conditions, restrictions, easements, party walls, expenses and
obligations as set forth in Declaration of Reciprocal Easements and Covenants
recorded August 1, 2007 as Instrument No. 2007043403, as amended by that
certain First Amendment to Declaration of Reciprocal Easements and Covenants
recorded May 6, 2011 as Instrument No. 2011022830
2. Exclusive Sanitary Sewer Easement (and Grant of Sewer Easement and Bill of Sale)
in favor of Clay Township Regional Waste District, recorded May 21, 2008 as
Instrument No. 2008026956.
3. Sign Use, Maintenance and Easement Agreement by and between 116th Street
Centre II, LLC and One One Six College Apartments, LLC dated April 21, 2011
and recorded May 6, 2011 as Instrument No.2011022841.
- End of Exhibit A -
•
402442-1(3780-0057)
• OP ID:8T
..A 0 1 DATED!
CERTIFICATE OF LIABILITY INSUIRANCE 04/15/11
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER.THIS
CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES
BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S),AUTHORIZED
REPRESENTATIVE OR PRODUCER,AND THE CERTIFICATE HOLDER.. •
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED,the pol(ay(les)must be endorsed. If SUBROGATION IS WAIVED,subject to
the terms and conditions of the policy,certain policies may require an endorsement.A statement on this certificate does not confer rights to the
certificate holder in lieu of such endorsement(s). )
PRDOUCER 800678-0361 CONTACT■
HytantGr Inc4nd►anepolis 317-817�i151 rrv,ratr I NOr
• IInndianap�N 46�•#201
W.Michael Wells a 1D R:HARTJ01
• • P 1IREJl(S}AOFONCING c in:BABE NAIC Y
s►ssAlEs J.C.Hart Company,.lnc. Nsw Sea:Westfield Insurance Company
One One Six at College MSURER s r
• Apartment Homes INSURER C: -
Attn: Todd May IRSQ1iER o:
805 City Center Drive,Ste 120 ENSUEa:
Cannel,IN•46032 _
mum F:
COVERAGES • :CERTIFICATE NUMBER: . REVISION NUMBER:
THIS IS TO CERTIFY THAT THE POUGES OF INSURANCE LISTED BELCW HAVE BEEN moue)TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD
' INDICATED. NOTWITHSTANDING ANY REQUIREMENT.TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY RE ISSUED OR MAY'PERTAIN.THE INSURANCE AFFORDED BY THE POLICIES DESCREE ED HEREIN IS SUBJECT TO ALL THE TERMS.
ECCLUSIONSAND COMMONS OF SUCH POLICIES.UNITS SHOWN MAY HAVE-BEEN REDUCED DUPAIDD LAiMS.ADM SUER
LTA
MN, ME OF WSURANCE' AM MID POLICY Nome' enramorrrm [YRUDBrf T��� wane •
GB RA EUTY EACH O , • 1,000,000
_
DAMAGE TO RENTED
A X oomeIcaL GENERAL uASU Y • • CMM3803483 10101/10 10101/11 DAMAGE TO RENTED s 150.000 I
CWMS IAADE F3 OCCUR • Mho E7d' one Parpwel S 2,000 .
X A 9Per14°to° PERSONAL&ASVINJURY s 1,000,000
GENERAL AGGREGATE t 2,000,000
— .
Galt AGGREGGAAT�ELMTAPFuEsPER: PROAOCrB-coMr,CPAGG $ • 2,00,000 '
7 POLICY nil I Icar 1 I LOC , ' _ •
AuroxoM I.E u any corneae SINGLE MET
�°�
: 1,000,000
A X AtYAO 10/01/10 1051iiii
nom wow owserme) s
ALLONIN®AtrrOS MOD14Y mum rermass* S '
—SCHEDULED MHOS PROPERTYOFMAGE f
(PersmWt)an •
AIR®AUTOS. i
NON-OWMEDADTOs
$ e
BNMRE71AtiAB 111 oc EACH occuRR
—
EXCESS HAS CLASISMADE CMM380341I3 10101110 10101/11 AGGREGATE • 1 10,000,000 .
A DEDUCTIBLE S - •
X.,RETeanoN .$ • 10,000 I s
WDRNERSCCMPENSATION x IT CSTA 1 l FN
ANrenoraYoarAersarn 10101/10 1010'1111 EL EACH ACCIDENT s 500,000
A ANrpRpPpEdOR�P UnYE YIN N!A WCP5070147
(N M NEO
ELOI9EASE-EAEMPLOYEE s 800,000
II dIPTIONOFCr El-DISEASE•-POLCY OMIT s 500,000•
•
•
tT�cRIPrEONOFOPE7urwxsE,e�.
oracra nos OPoPESMIONSr LOCATIONS/Y60CLES i4ttacbACORD111I.AddtlaW Remarts Selledula,1f mare space bdequired)
' The City of Cannel Redevelopment Commis-yon is designated as Additional
insured with respects to Construction Liability for One One Six At College
Apra written Homes,NE corner of 116th Street and College Avenue,Cannel,iN,
• •
CERTIFICATE HOLDER • CANCELLATION . —
CITCA09
sHOERD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE •
THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN
The City of Cannel • • ACCORDANCE WITH TEE POLICY PROVISIONS.
Redevelopment Commission _
do On Civic of Cannel,Les Olds • au� AJ��
One CIWc Square •
Cannel,IN 46032
I
. 01988 2009 ACORD CORPORATION. All rights reserved.
ACORD 25(2009109) The ACORD name and logo are registered marks of ACORD -
••
•
•
IMPORTANT
• If the certificate holder is an ADDITIONAL INSURED,the policy(ies)must be endorsed.A statement
•
on this certificate does not confer rights to the certificate holder In lieu of such endorsement(s).
•
If SUBROGATION IS WAIVED,subject to-the terms and conditions of the policy,certain policies may
require an endorsement A statement on this certificate does not confer rights to the certificate
holder in lieu of such endorsement(s).
•
DISCLAIMER
The certificate of Insurance on the reverse side of this form does not constitute a contract between
the Issuing insurer(s),authorized representative or producer,and the certificate holder,nor does It
• affirmatively or negatively amend,extend or alter the coverage afforded by the policies listed thereon. . •
I
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AGGRO 25(2001/D8)
•
•
PROJECT AGREEMENT •
This Project Agreement (the "Agreement'), executed by and between
One One Six College A artments,LLC(the 'Developer"), and The City of Carmel Redevelopment Commission
("CRC")this ay of April,2011,Witnesses:
• Recitals + •
WHEREAS,Developer controls the Project Site;
WHEREAS,Developer intends to construct the Project on the Project Site;
WHEREAS,Developer has requested that CRC issue the TiF Bond and allow DeveloPer to
capture the Developer Increment Share;
WHEREAS,CRC is amenable to issuing the TIF Bond,so long as Developer.(a)constructs
the Infrastructure Improvements and the Project(0)executes the Project Site PILOT Agreement;(c)causes
•the owner of the Adjoining Property to execute the Adjoining Property PILOT Agreement;and (d)satisfies
certain conditions,and undertakes certain obligations,with respect to the Adjoining Property;
WHEREAS,Developerhas agreed to;(a)construct the Infrastructure Improvements and the
Project;(b)execute the Project Site PILOT Agreement; (c)cause the owner of the Adjoining Property to •
execute the Adjoining Property PILOT Agreement and(d)satisfy certain conditions,and undertake certain
obligations,with respect to the Adjoining Property;and
WHEREAS,Developer and CRC desire to enter into this Agreement;
Agreement
NOW,THEREFORE,for good and-valuable consideration,the receipt and sufficiency of
which are acknowledged hereby,Developer and CRC agree-es follows:
1. • Defined Terms.'
•
Adjoining Property shall mean that certain real estate adjoining the Project Site that Is depicted on
Exhibit A-2.
Adjoining Property PILOT Agreement-shall mean one or more agreements for payments in lieu of taxes
with respect to a portion of the Adjoining Property,which agreements:(a)In the aggregate shall apply to the
entirety of the Adjoining Property;(b)shall be consistent with the terms end conditions of Section 3;and
(a)shall be executed contemporaneously with the Issuance of the TIF Bond. .
. Adjoining Property PILOT Title Commitment shall mean a commitment fora policy of title insurance that
insures the Interests of CRC under the Adjoining Property PILOT Agreement;which commitment Is Issued
by the Title Insurer,
Adjoining Property Taxes shall mean all ad valorem reel property taxes levied•orassessed on,against,or
with respect to the Adjoining Property.
Assessed Value shall mean the value of the Project Slte or the Adjoining Property, as assessed by the •
applicable taxing authorities for the purpose of determining ad valorem real property taxes with respect to the
Project Site or the Adjoining Property.
Bond Costs shall mean,,with respect to the TIF Bonds,costs of Issuance(Including commissions,fees,and
discounts),the amount of any required debt service reserves,and capitalized interest, 9 ;£ d 9' 130 410/
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