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Project Agreement; One One Six College Apartments/CRC • +I , 5-r GE wag • • • • • • 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 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: • 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. . • . 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 • • • • •?k i'" • • • • • • 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. • Developer Party shall mean Developer and all other owners of a portion of the Project Site or the Adjoining Property. • 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, Z,looc rsmazI LShoup,)enn3ACity of CarmelV 16th•Hurt1Project I9Apr I 1 Agrcement,v7awpd.wpd -2- • • • • • after substantial completion thereof. • 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. • 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. • 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 Z:\DocumentaShoup.JcnnylCiy ofCurmehl 16th-HarnProjoet 19Aprl 1 ASrcemcrtt w.Wpd.wpd -3- • • • 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. Z:1Documents\Shoup.Jeooy'City of Canoc1111 btb-Hatl'J'rojcel 19Apr11 Agrcemant.v'awpd.wpd • -4- • • (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 Z:1UocumrotASboup,J amrylCity ofCumc111I6th-Hiran:1ort 19Apr11 - Agrcemeat.v1awpd.wpd -5- • • • • • • • • 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. • (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: 9 9 (a) Developer shall have: i obtained;or(ii)determined that it shall be able to obtain; O P O 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; • (d) There shall be no breach of this Agreement by CRC that CRC has failed to cure within the Cure Period; • Z;1Dooumoots\Shoop,JennylCity of Carmen116113-Hart\Projeol 19Apr1I • Ag,omont.v7awpd.wpd -6- • • • • • • • • • • (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. • (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 • 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. • (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 Z:\Documenta\Shoup,Jcnny'City ofCarmclU 16th-Hnrt\ProJcci )9AprI) Agreemcnt.Oswpd.wpd '7' • • • • to cure within the Cure Period; • (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. • 6. Representations and Warranties.. • (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 Z:lDocuments\Shoup,)eany1rity of Cafinel\116th-Hon5'toject 19Apr)1 Agrcement.v7ewpd.w71 -8- • • • • • • • • • 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. • (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 • 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 ZADocuencntaknoup.Jenny\City of Cnmre11116th-HartWrojcct 19A A rl1 Aptnment,v7nwpd.wyd -9- • • • • • 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- ' • • 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 • • • • • • • 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.. 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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. • 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. • • Elevations ,.. .y _: ._ ,r.• • _...e-v-� �.•`—� �-`e =y_C�..� 2. y'.�',�r-,V'- -. _ �:�•+-zc.....'1- yT:tL:-- -— .::i• c - --'-- - -.ma --<- .__ .�• =_•<ee�•==--=' -w-,-.•. =---.. . ^. .. _c' l...:;:gl•_Jx.'i ___ ''"= •ee S— °ate.'_+.. '`,,st.c-�'..t_'F"`°�,..+--3 =a' ice?. . r '- -MT—;c- _2-4, -.----; _ _- i.m.-.�__-=:',=>-',,--,3---E-;=4'. 'r: ..-•.' 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Rear Elevation-Building Type 4.• - - • • JcHArtr .•weaver sherman design 116th:Street Centre • • architects end land planners . . • • • • . • . . . • • • EXHIBIT C(Pace 3 of 101, • • • • - ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT • �3-• -ate �--•{ =- �...=-1'_-1, .ya�*.C4. .,.�• .�' ' . ..,_..*:'-�4e_h S-Y'• r, a: • -' ;.^ F r= -- a c = : - _- y -: .a-7'17 _—.:' 3_:r•te:_ --_,_,-...7:::3-:.=- _;._.... ..17,1-' x'ai_�- f?33a.e: 3c _ = - - - _, i , ..5...77`. ri,.,.-.,,- �� '^�� _yp ;.:7.:' "f• tAT.-�v .ti�,a� � ..- 21•:C:-r _ .•fF� �_-ZL`=_..-`�` - -.- --...c r_ •_ —.._.._ .•-- 'C aV �. -aE .- - _ - ,y. :-, - 3A-: ':'a L-a- ,.ti-nom- i s r .. Wit-, x_-1_ •b x:-'-••'.^-rte { l�` `,,' .,;...,-.--.+—.- a- . 5,s C s.+ 5 4- •-,i a' �- i ,w ' •' A• ., °r�q• `. S4� _ r F L. t� r ,`� rC'.. ''''I a $ '}4°1 1 -'---. �3.� ,==....;;::.....77.--7.1-,-,...77-,J t l _ • 46'-3"to Roof Ridge,40'.3 to Medianof Ridge and Eave Front Elevation-Building Type a • weaver shemlan design • 116th Street Centre .1,.. ......tiAr archltedsand land planners • . �`. '- • � ;= . '' S `' : • -'-' ----_�_�. -- .....:._r.. ,.:F ry a-...`..- '' _._.� -'—'-:y` °- • 1 • _" k+u�: 'r i ` ': 4 ` '; - it T" . • :_1_- _ {�_::t21.:,^,1i:��_:;•, __ -3__ ,.::••.-...,:....?.- ~ . . ?: . ' ti�t i:_,J• ..;i. :ri:,: �• . 5- .:i:4'J: •' . Y- u t'- c._.a... j- .. r 1 •- k."---;--- - h . { + ti "1:-=:-.'j _s_ x3• ••-7 • • 40-3"to Roof Ridge,.}o' "to Median of Ridge and Eavr Typical Side Elevation-Building Type i weaver Sherman design 116th Street Centre architects and land planners - - n • • • . • • • • . ' . . . . . 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Roof Ridge,39 Ridge • weaver sherman design _ Tr ii6th Street Centre architect:end land plenne(5 :t4 .t' >:" r�a�.rs:��:;•`.•Z:a:4.�'jv'�id :'a`'•r.•.�=::L.. .Y�-= � � '^- ir`p,�L "•^)4'tLxC �� T_.__ =r=te— .,` _ _ �riti`�>. j • -.:6,".';'5,.° ..1 M - :"-'1'.-""W;--77.....i.- x _ Y 1- spa _- 4 c�� - 1--: .:.= y -w_-_-,.-t-yob .- c , . c-t • • 45'-4°m Roof Ridge,39'emu'm Median of Midge and Eave Typical Left Side Elevation-Building Type z weaver sherman design 16th Street Centre 'CHART architects and land planners �;:,'. • • • • - • • • • • EXHIBIT C(Page 6 of 10) . • . . 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ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT • • • • : . ` _ ` -= =r. = ='°_ = -_ =r~ _ : --- : - -:: ■ . > . 2 E.- %=,_2 C --- - -3— - _.`ky � _?J =°s,.,—mac Y:YA - 9 } • Li ,.r 3 t ,-N,.......,:.,Q"lsa• v --L. . �- F • 1-.__...'''' sC'" .iT_ , _Y••t{--_ -: ScJ is __ _--_ - ?.acs. w: n.=,.� _ _-' . • • • ' 4618¢dto Roof Ridge,4o5stito Median of Ridge and Fave Typical Left Side'IIevationfii8uildingType; • weaver Sherman design ` . orchltects and fend planners u6 Street Centre � � • • + r • is • • I li r• fr k . • it G o 1 • L:..., Syr_^ - � - - =an '=-- _.�—,.._ s�w= • - : ' n'�:-r r aril-• • ". 'i c°r i/m� as. • - ti ; ii±-; >-.w<::�=y.. c 46�tato Roof Ridge,4d&¢dto Median of Ridge and Eave Typical Right Side Elevation t Building Type 3 weaver Sherman design architects and Fend planners u6*�'Street Centre • • • • • EXHIBIT C(Page 8 of 101 • ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT . kj �,C 1 i El iq s - _ -. i. l• . : • ii s.;-} oRX,pp. .7.r........ ......•••••••••••••• _}t1i;-.1'4:R C.='e'1.: :-=_" :"- :° R I*• RSS[=.iV nR RR ki,4:4-MI 7112;... 111 iii:'I . ya• ysr i- (.11-mgr. as F.�.- Re •,- E =•- s _.1.••• li l�;l•':y l�IS i..._'ir.. j;:DriME t• __"` !RFF s *:.- IIi _ .w, ''"=:::., ,ins ;.fgr..:,m 11rttlr1n-.:. R g`'. fr'- '_. ;...:,..........r.:-.-,....,: a t?c . =: _ej _ :is Jai�. x.,r" �17'a r,.-.= mill yik,-.g at r■ •lky, RE\r:,,'.y_-R371f ,}S _rs rr:t •Fa �._„ ^^? "Er:0: s. .r.AE-a-=a.a4rr.:..._.s�rKr •� .Mr ;�7clrni .,.FErn�n j� Rr� �R a - --gym r'. - -,; �ate i -....-1.,,r-, ��}{}:'1•i„,s...nri its,,,H �: IRi.1r/ ;iii ; ^".:3.i1;'e� tlV. li�i...!<i .3�.Ri_ I�!raii Iall. liWlil�L' .. • .46®5A to Roof Ridge,4o®-51eto Median of Ridge and Rave - Rear Elevation®wildingType 3 weaver design architects and land planners 116 Street Centre " IFFscz5ftkl\A---. • . . H II [tF[[[ Gj i ' iel , " I I_ a6tili �R lim///Iill m-Al i! !! r ... -` + lull srI1■■I' fg: V� :.. R - Mil ,.2 .tea n3 a 11 lull 1 !■'Y r- air 1i- airt.sitk it- ■Not ea .IUa : 7[>t -R ji. 97RiI .r417-:-...n' ' . 3s -!fi rir,111.1111 n///iI.' .i aim EJgm' .!area: 'us as ,llsr : -z.: 11111 s i11!!!f; ; , tlfi■If`'�: ° MIII,. :14 -- I I■iiIR �. aslIcato Up of Parapet Front Elevation I Clubhouse weaver sherman design 116th Street Centre architects and land planners ,r, • • • EXHIBIT C(Page 9 of 101, ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT • • / • ii 1 ii • 1 • f! t 11 .nb;'.. -i011111#t1111f_ •--- • •Ids 1�f ---s --- ;.• gif 14;E-Ni i/E.l.•I`:r<l: :G''�:0GCP •``.I.•i. ; ■. '. : . ice_ -- ._- __.._:r : _ : . 1rle ..Mr' r` ■■1,.,1, 7_,,-„!-.,.1. 1-.,..' ��111"` 1' `s •4 Hl� 'k !#� i ai 4i�� r Ei Ial _�jtt. �I.�eT • lea vzi,miz i i I i .: l__, _°O tillf aa111 liltI 2!111111.1111E rt![. x, 1 " ."►i :_- =- i • zy�omto7bp o[Parapet Left Side Elevation m Clubhouse weaver Sherman design n6t'Street Centre •architects and land planners r • • • :: =rte... '- h. =",T ...1'ii.i'+.�.Vii': • •• ''i: r tc• `sp. .� - '4 h - ra'i:. .:.1 _ ..s : fc::•:.. i; :_� J : :3 •�. i'+�:-':, :c i:T a i.: :,,;- ,r;;.s7-..Ta:4-4--"F,�•: . . ;= �_. :'::1; • 4 , . . ;. ri ..:+v `:�r-&-s.y:.yx:. : P: *W . t : .::: ••....ae?iC=�st�.az`4'•.L-- i.::+ _'• .Rte"=- `Yea :;d.:7 vo-7, y• i tif— -a iv_ - a' .i.i c;::.,y_ :4;:4=t. c: • • z•"y ci=i .cam . %: - -,_ . j • • • • • • syf9a®to Top otparapet • Right Side Elevation t11 Clubhouse • • weaver shennan design n6th Street Centre architects and land,planners k.b.• • • IMMIIIM • • EXHIBIT C(Pane 10 of 10) • ELEVATIONS AND GENERAL DESCRIPTION OF PROJECT • • • • v I • • : • r.k k 1 � l<i�TS Yom lE iE� t Y a •c•,.,�•�.•.e h1(:C +r� � _ L2=mow k ter" (-z-r�' i ' - •F ' i.' [=-.,� *c",.;:-, �R.' . 4i� a • _._ _ '"_ _. 7"--75-,-;x4:—.--, 4i�� '?.��r_'^=,eaa-T.�[- +i''" . ��• task vim....._.... .. • s�olaloTop of Parapet Rear'devotion al Clubhouse .,.. ... weaver Sherman design u6 'Street Centre �` architects and land planners ti—. • • • • • • • • . . . . • • EICEIVITYD• . . • • • COliOnWC0010.1:.1- 1.04t . • • The peat&eflhe TN an:1,111. 4 to 44=05 tit bowl twelve eau,capitalized iatmst end. for 01P°CORAceou aliko.pg.trixd laisitt.tore.futpxovemelitt adteedx,a.14.-uatt jir, A is . cstimkgifia illo mamit ftt hox4 co-ig abi tegiteilad limitst is 1:40000.arid the atima for tho,popprtol infraVnlouro.itiVawkitelit LI*it;130:bond ritegeg4 ot$'14657,003..00 pet budget on Braulit EU:The porta iltriakrtilotOth improvements dmillegt in Uhl**B Will be funded .hgtoblgte itithat gi,mtea orprolibta:hemsizgaumInvevoviitt itteuired Oh the oreject. 'Pak - ". . SeltatattiVerk to'heniffillielea 0501.414gdOistatthe ' . . .Inenneti 0 -71#0.60 littiejA201i ';gli gOltwoiCi igusitttioni of Ulago !$ MP &MX 414AVAllitalaitY 502/21.:, . • r *I itO Wrib erfA0464, Ofteral:. - • • „, OctuitaVeag itid&Mita . . \.-• ...i. . . . . .. ... -, ., .k. .... ,.,.. . , . AO 3I,2131.1 Cq.014ticie .of e4gthwa1t* Man itiliir, :$ ilaitittli . • wiaittqc secce,Y and Ivalig line atistitetion . • . . . • • WM:tangitteerkigi Wend itlatinente:end i . 'ovetUad. . •-.. __ :. ... . . .. . . ... . _ .. ..... AuF.81,2411. , Commixt gark•s4 ,e‘ti*Ated mpg*tote- I .40,006. • to asphalt, gid a1t trigratitteutt Tot . • Colleg.4 Avow md, .64thmest wad• . •..7: - mi,;: *edit College A.vgme larith end%eileneemins ofnOrgirectukvostg itnd . . oyotheig . _ . .. ..__ ... ........_... . .. . .. . ... . ........ _: . stpt,3%.20.1.1. *die:.. •Ifaili .Tor 4010 au gvhalt $ ROOD • . - • irapr3.mmittg ext curls fiV pAti* Ito., . - . Dmip rortudoitiffis itud slabs general • • • Ervittemats.oaf modlta . . . . • . ,_ ._ _._ .• _ _. .. . . Da 30.611 -aidviefion :of al** ime70 ad ftiatio, ;$ 12.5A110 — . . - - '• .fIRP4gem anisinU krill**, - • • . • .,. . . _ .... . . . • .. . . 704 -- '$i,657.4VD . . . . • . . . . . . . . , . . . . . , . . I . • • . . . . . • • - _ _.........................._— ' . .—.----_—.—.....--4---...---- ..-... - -..- . .. • . . . . . - . . . . , . . • . . . . . . • • . . . • • . . • . • - . . . . . . . - . . '401/664A6rthigeN t1;20)140.41114:100-111m Pub&al;14BOOKI-pp twojearcigdopoloo potivIORI.Villta6thitomoopoz VA' bazkiikav' tte.0 Yanow. F,MA,kkitiSMO.NIG,r4.. : :LIHOW,A1PlatA4SliggigfitTYp!IL^,:.,, .Vignlia.0.013j40,41.). 001REhigN.O.YkirgaygMa.aittia10:421.q..VIV, • ...... . 1 001.0SikEr I%WO' VO' .' , :k:'crage8.0 •• tititilmatiLINSIO)3103W1Vdabiggl Z.I. ; , !•60'0Attgt• %0Q:0 Say .- • ,00.00166 i tvoiashoptg airs ig,r, .„-• Dt.r00__...V4If ,saagi 00 i, ,.loolgo (i •smiatiNflamsskettgoaabawia 01. .., . . 1' • :DO'000tist • fitiOii • wa cautcroo I NOgYarimitilttnnismativ '61 •OaalibIti %QOM On • ' • • . •061406'961 • satinD4takilf404aot 0: • OQU MOW OV ':001- 1 6.010.0eiSZ " . 611vAtAtildinsti 4. .• 66TIODUL WO WM ,' . . •. . Omscloott amid km4% 6; • . ... Otrixib.U: trag&B,4*-1,01.01 it 0000,Z0 . •.00D On - i MAW= :lapiswrivacos, tr . ,•_.iwooase FatXra • • . . ,otitrint •youtioltorgolo; t ,. • ,atiords. *?ixt.o, on • • •. . -,05'01*.a01. i • • liNtiat-illitia. Z •iw•o e.It . , ',.2:2;,t, ..• I VO . • •Eire■.)61•L i. .., - soLLKIPSI 0 . • • • . . _ . . • totl : tation MAO • itt-42, •: . . 0.6 • witobi Iwo - uorsentat- . titiopaios • onsgrtionctur40 1011:' . . 7- efgrali.10' i 'IL '0: gritico 4usii!td •14KRIgrir, NO1010444 : -/• . . -. . 31111•11111100.111MUIRININIM - '' .11111Fli . 0 43. . . . . _ . •. .. . .. . . - tolifteica6g...13tutort . Adiumuuraoi-suirrnifiedifikeiginon isipie cis 1.-ulittwocon . • go....uplia4 ttimitRisistuvu.ollawis'xiiktunaue NivagRucipincpkut Wig Litibloadrir PAP*14:1;49:0110.01611 . 4 Vt4=1.03111019;140 Ai%MOW . . INIPL.4021 ONLEE1413414101p1 0 •11 daltozontAiNsi '.c MY •- - . . i-r *I .•io 7'VOW • •firTi Ibra cr •.e.11 NW• ' 7.410; .71 j"1' ii1 ge.01. . . . • . . . • .T3ii 4000a - . . • • • • • • . • . . • . • . . . . . • •e • • • . . . . . . . . . • • . • 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 • • • • • • 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• • • • • • -- • I • fim..a.t...0/41.7.#;t0.*.09' MID Ass-essed Valud • Mtel..Nbii0: lfib . $ ink-400 • IA-V*1Q lig€14:060 pitolly.77:-'33:6:6-41)4300=0:.66::!:1: . 1,3.M,800 pbtailmg:.3.6.1)3-01.1.112Tcy. Part6117-49.-gt.-M01 . .. , 2791600 . , . Partel In9116-0-. 3.-0- 1-41.0:000 $ silzo,40.0 .. ....T,(2,±A.V...•...Sn SED.VAllg • _-, 0 :..,,,,-.-.-q7-1,- '.-=0 i '•_=--., . ; '.-cp'J -o-zi; --i-=---;-i , :.-. • .- • '.7,c'..n,1-,0,---t,g•f:i- -- ! -: . • , -;,'...-.: .;• ',:n•.-, ,.:r- - • ":1. 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' n •• ' : .. %,.-. 11.1-a-...._ ;:.•------ __ ---._--=:1;:57_--"---=---==-,--W 1 '.:_,f..., ! -•-;, ‘,F, ; t ' • • , :, .. _-:,-.- • -,-".. ,tr ,,72‘,10• - ..."----:----- -----77- - -"-***-*I ,. -.4•°.'t '' 4**-: "...ICI, I ,* .4'.: .....---•'-'‘'-• " ••• -** ' - ... . -- '....---,.....-,!:-..."._2:2=-•E=W- "--72.2._:_. .... ...:;_-.......----...--..-n'-,--...- ,*„.....,:,..,„....,.. . •'-'7-. --:-'"':--•' :••:.-2,- ..2 1::.----*:---:-"*"•*''':------7.7-.:'-'''.--• *''' * r-•.' • .7:1----1 mt..-c...tx=t.to..... ..--' :',..7.--- 603.01..0i2.000 ' „.;.• -:- • 17.14 ., .. ... _, ___, • ;3trie -=:... , („:,,t..",; ..-..-• 1 1---,-.'7'::-•--- ----- :1"•-,,i'':-2- .:-:-• it ' .. . . •i 'Kt- . - .. : '2 . 1,,t '..,,--E .■ •• ...' :-;....:T.:_....:._ ._.." !:•.....t..-....:--; -_--.--....4 " , . . .,,s ... ,. . 1 -. ;( ..,t7,. -....7-. ,..'F . : • :. !. i.!,1 .,_,-- is 0 . : : t-, : q ; ° . r., 0-,q•,-..:0 --• ,,.....___ -..4.57-,(..i.:.;?... ..",,...!: ::.:-,.'74,•,,: : : :- l• ,• , ., ,.....•t.i.,, .,: -....e. • •• .1 , ' *t i ■ ^ , _'--..-.;-'.".'. . - ",,.;.'•..,,,,.....--_--.----a ,,,---_-...„-7,• :I f'..•4-.1! : ...-_-.. 1.2.'4 . i; 1 . . . _ .......„:,.- -..,---.. . ,. ‘.., a. -;:.,.._n____-:,,:_.,_,,,------,-_-_,_. ,,--:-- -----'---:-.J-- , _ ! ,: , '- •-. * .-y-:-/`--- r}..• ,:- i .! d t,i ; ,.: ' , 1. . ',. • n : 0 -: .f-• ../ -: '! -' i:-..--- ‘..-• :-, - ,I- 1, I, ,- •• 3 0 ' Q 1 s?--- P.• -•-•.'t .:u l•1='; ' :.....-.-- -7,-- : - ' ' . „ I! ., -1, cr if ,..---...; .,.,• ..,,,.:;•-•1 _-:••',,... . '-_-; ', •P ,,---"- '-*--' ---"' . - :--II ::1:"'''i '' . •.-1. 1', .c.-/1,r.° 11 P.::: 1:-",i t.,;-...!---•...,.:....i. ._.*-. . . _ 1 '• .'. 1:--=':'-1 'D ' _.•• - - ' ' . , • • • 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 • • • • • • • • • • • • • • 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/ • •