LDA for Continuum of Care / Route 34 Development

8/13/2019 LDA for Continuum of Care / Route 34 Development

1/64

DEVELOPMENT AND LAND DISPOSITION AGREEMENT

This Development and Land Disposition Agreement (this Agreement) is entered into as of the

____ day of _______________, 201_ (the ffe!tive Date), "y and "et#een the $ity of %e#

&aven, a m'ni!ipal !orporation organied and eisting 'nder the la#s of the *tate of$onne!ti!'t, #ith a mailing address of 1+ $h'r!h *treet, %e# &aven, $onne!ti!'t 0+10 (the

$ity) and $-%T.%// $%TLA% D3L-%T LL$, a limited lia"ility !ompany

organied and eisting 'nder the la#s of the *tate of $onne!ti!'t, #ith a mailing address of 10

ain *treet, *'ite 4, iddleto#n, $onne!ti!'t 0+56 (the Developer)7

BACKGROUND

The $ity is the o#ner of that !ertain par!el of land lo!ated in the 8est iver neigh"orhood

!onsisting of approimately 79: a!res lo!ated at 259 Legion Aven'e, and "o'nded "y D#ight

*treet, ;rontage oad, Legion Aven'e and -r!hard *treet, as more parti!'larly des!ri"ed in

*!hed'le A atta!hed hereto and in!orporated herein "y this referen!e (the roperty)7 The

roperty is lo!ated in the area referred to as the o'te 95 !orridor, a largely 'ndeveloped area

lo!ated "et#een ar< *treet and lla =rasso 4o'levard (o'te 10) that is !omprised of 52

par!els totaling approimately 9+ a!res7

.t has "een a goal of the $ity to advan!e a !omprehensive !omm'nity revitaliation strategy for

the o'te 95 !orridor, in!l'ding a plan to !reate an environment that #o'ld !reate >o"s and

ho'sing at all in!ome levels for residents, "ring in ne# taes for the $ity?*tate and re@invigorate

the 8est iver, &ill and D#ight neigh"orhoods "y providing needed amenities s'!h as family

resta'rants and other retail, and "y re@!onne!ting the neigh"orhoods along the o'te 95 !orridor

to !entral employment pla!es and to other transportation nodes7

'rs'ant to the foregoing, the $ity plans to s'"mit a map amendment to the $itys oningordinan!e !overing the o'te 95 right@of@#ay, o'te 95 8est !orridor from D#ight *treet to

lla =rasso 4o'levard, and !ompanion 'r"an design g'idelines in order to a!hieve the same7

$ontin''m is a non@profit !orporation that has "een providing ho'sing and residential s'pport

servi!es to persons #ith psy!hiatri! and developmental disa"ilities sin!e 1:++7 .n 2000,

B00+1+:+97D-$ 3er7 2CB00+1+:+97D-$ 3er7 2CB00+1+:+97D-$ 3er7 2C


2/64

$ontin''m la'n!hed $ontin''m &ome &ealth, .n!7, ($&&) #hi!h is a edi!are !ertified

home health !are provider7 $ontin''m operates 26 mental health programs and 19 programs for

persons #ith developmental disa"ilities in 50 separate lo!ations7 .n 2012, $&& !ompleted over

10,000 home!are visits, and has seen a 600 in!rease in the n'm"er of persons served over the

past 10 years7 $ontin''m has over +00 employees of #hi!h approimately 9 are %e# &aven

residents, and as a res'lt of the rapid gro#th in its operations, reE'ires a ne# site for its

home!are operations and administrative offi!e f'n!tions7 $ontin''mFs goal for this ne# spa!e is

to permit it to !onsolidate its fo'r (5) eisting %e# &aven offi!es into one lo!ation and to

!ontin'e to epand its operations7

$ontin''m desires to remain a %e# &aven "ased operation, "'t has fo'nd it diffi!'lt to identify

a %e# &aven lo!ation s'ita"le for its operational needs7 $ontin''m has determined that the

roperty is an ideal lo!ation for ne# epanded spa!e, as it is proimate to many of its eisting

residential programs and other !omm'nity reso'r!es a!!essed "y $ontin''mFs !lients and staff7

$ontin''m has entered into dis!'ssions #ith $enterplan, a !ommer!ial real estate developer,

#ith a vie# to develop the roperty as a mied 'se retail?!ommer!ial development #hi!h #o'ld

in!orporate and ho'se $ontin''mFs home!are operations and administrative f'n!tions7

$ontin''m and $enterplan have >ointly approa!hed the $ity #ith plans to develop the roperty

into the ro>e!t7

The long time va!ant roperty that has served as a pare!t, the $itys general vision and goals for the redevelopment

of the roperty as a vi"rant mied@'se development !omprised of a variety of potential 'ses

in!l'ding offi!e spa!e, hotel?hospitality, residential, resta'rant, retail and par


3/64

regard to a sense of s!ale, for the ad>a!ent neigh"orhoods !'rrently dis!onne!ted "y the 'n'sed

and va!ant portions of the o'te 95 !orridor7 .n parti!'lar, the arties anti!ipate that the pro>e!t

#ill !onsist of the $ontin''m 4'ilding !onsisting of approimately 90,000 sE'are feetG retail

spa!e !onsisting of approimately 50,000@0,000 sE'are feetG and !ommer!ial?hospitality spa!e

!onsisting of approimately 0,000@60,000 sE'are feet #ith the appropriate sE'are footage(s) of

p'"li!ally a!!essi"le open spa!e to assist in !reating a more liva"le environment7

Developer is a spe!ial p'rpose entity formed "y $ontin''m and $enterplan to 'ndertae!t as more spe!ifi!ally des!ri"ed herein and therein7

/sing the -/ as the frame#or< for the negotiations "et#een the $ity and the Developer for

the development of the ro>e!t on the roperty, and re!ogniing the interplay of real estate and

finan!ial mar'sdem generis shall not "e appli!a"le to limit or restri!t a general

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C9


4/64

statement, follo#ed "y or refera"le to an en'meration of spe!ifi! matters, to

matters similar to, or of the same type, !lass or !ategory as, those spe!ifi!ally

mentioned7

($) Any referen!e to days shall mean !alendar days 'nless other#ise epressly

spe!ified7

(D) Any referen!e to any stat'te, la# or reg'lation in!l'des all stat'tes, la#s or

reg'lations amending, !onsolidating or repla!ing the same from time to time,

and a referen!e to a la# or stat'te in!l'des all reg'lations, !odes or other r'les

iss'ed or other#ise appli!a"le 'nder s'!h la# or stat'te 'nless other#ise

epressly provided in s'!h la# or stat'te or in this Agreement7 This r'le of

interpretation shall "e appli!a"le in all !ases not#ithstanding that in some

!ases spe!ifi! referen!es in this Agreement render the appli!ation of this r'le

'nne!essary7

() $apitalied terms 'sed herein shall have the meanings set forth in *e!tion 1727,

or as other#ise defined in this Agreement7

(;) a!h party agrees to #or< diligently and in good faith to provide any and all

approvals, !onsents, #aivers, a!!eptan!es, !on!'rren!es and permissions

reE'ired to "e given or made "y any party here'nder, #hi!h approval, !onsent,

#aiver, a!!eptan!e, !on!'rren!e or permission shall not "e 'nreasona"ly

#ithheld, delayed or !onditioned "y the party #hose approval, !onsent, #aiver,

a!!eptan!e, !on!'rren!e or permission is reE'ired, #hether or not epressly so

stated, 'nless other#ise epressly provided herein7

(=) The $ity and the Developer have parti!ipated in the drafting of this Agreement

and any am"ig'ity !ontained in this Agreement shall not "e !onstr'ed against

the $ity or the Developer solely "y virt'e of the fa!t that the $ity or the

Developer may "e !onsidered the drafter of this Agreement or any parti!'lar

part hereof7

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C5


5/64

(&) 8ith respe!t to interpretation of individ'al #ords in this Agreement, the

sing'lar version shall "e !onstr'ed to in!l'de the pl'ral version, and vi!e versa,

e!ept #here the !ontet or a reasona"le reading of a #ord !o'ld only mean

either a sing'lar or pl'ral version of s'!h #ord7

(.) 8ith respe!t to any hi"it made part of this Agreement, the Developer, and

the $ity may amend, alter or !hange s'!h ehi"it in a #riting signed "y the

Developer and the !onomi! Development Administrator of the $ity7 .n the

event that there is a !onfli!t "et#een an hi"it to this Agreement and the tet

of this Agreement, the tet of this Agreement shall !ontrol, 'nless other#ise

provided for in the tet of this Agreement7

(H) Any time limits #hi!h are imposed 'pon the performan!e of the parties hereto

"y the terms of this Agreement shall, if appli!a"le, "e s'">e!t to ad>'stment for

!'sa"le Delays7

(I) 8henever this Agreement reE'ires that a party ma


6/64

($) Agreement means the fo'r !orners of this instr'ment, and in!l'des any

appendi!es, ehi"its or s!hed'les in!orporated "y referen!e, as #ell as any

amendments, modifi!ations, or s'pplements #hi!h may "e ee!'ted "y the

$ity and the Developer s'"seE'ent to the effe!tive date of this instr'ment, "'t

does not in!l'de any agreement, 'nderstanding or other arrangement "et#een

the $ity and the Developer, in!l'ding (#itho't limitation) the -/ #hi!h is

here"y s'perseded in its entirety7

(D) K.%T%T.-%ALL -.TTDM

() $D-T means the $onne!ti!'t Department of Transportation7

(;) $enterplan shall mean $enterplan Development $ompany LL$7

(=) $ity has the meaning as!ri"ed to it in the pream"le of this Agreement7

(&) $ity Design evie#ers means the $itys !onomi! Development

Administrator and $ity lan Dire!tor, or, in the event either or "oth of s'!h

positions are va!ant, s'!h appropriate parties as have "een designated "y the

ayor7

(.) $ity Defa'lt means an event of defa'lt "y the $ity as more parti!'larly set

forth in *e!tion :72 of this Agreement7

(H) $ontin''m shall mean $ontin''m of $are, .n!7

(I) $ontin''m 4'ilding shall mean the "'ilding to "e !onstr'!ted "y Developer

to ho'se $ontin''m in hase .A7

(L) D means the $onne!ti!'t Department of nergy and nvironmental

rote!tion7

() Defa'lt %oti!e means any noti!e of eligi"le event of defa'lt delivered "y

either the $ity or the Developer 'nder provisions of Arti!le .N of this

Agreement

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C+


7/64

(%) Developer has the meaning as!ri"ed to is in the pream"le of this Agreement

and shall in!l'de any permitted s'!!essor or assign of Developer7

(-) Developer .mprovements means the hase . Developer .mprovements and

the hase .. Developer .mprovements7

() Development and $onstr'!tion anagement Agreement shall mean the

agreement among $ontin''m, $enterplan and Developer, p'rs'ant to #hi!h

Developer, #ill !onstr'!t and develop the $ontin''m 4'ilding, a !opy of

#hi!h is atta!hed as hi"it A7

(O) Disp'te esol'tion ro!ed're means the pro!ed're for resolving disp'tes as

set forth in *e!tion :75 of this Agreement

() nvironmental $onditions means any !onditions #hi!h, 'nder appli!a"le

nvironmental La#s, reE'ire testing, remediation or monitoring for a property

#ith the 'ses !ontemplated "y this Agreement7

(*) nvironmental La#s means any and all la#s, stat'tes, ordinan!es, r'les,

reg'lations, and orders of any =overnmental A'thority pertaining to the

environment, in!l'ding the federal $lean 8ater A!t, the federal $lean Air A!t,

the federal $omprehensive nvironmental esponse, $ompensation and

Lia"ility A!t of 1:P0, the federal 8ater oll'tion $ontrol Amendments, the

federal eso'r!e $onservation and e!overy A!t of 1:6+, the federal

&aardo's aterials Transportation A!t of 1:6, the ;ederal *afe Drin


8/64

if there is an invol'ntary petition filed against the Developer as the s'">e!t

de"tor 'nder the /nited *tates 4ane!t or proimately

!a'sing a disr'ption or delay in the s'pply !hain of la"or or materials to the

ro>e!tG government sh't do#nG an a!t or omission of the $ity in violation of

the terms of this AgreementG any other event or !ir!'mstan!e #hi!h is o'tside

the Developers immediate reasona"le !ontrolG or any other !a'se #hatsoever

"eyond the reasona"le !ontrol of the party responsi"le for performan!e7

() =eneral *tat'tes means the =eneral *tat'tes of the *tate of $onne!ti!'t,

1:P evision, as amended7

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2CP


9/64

(Q) =overnmental A'thorities means all federal, state or lo!al governmental

"odies, instr'mentalities or agen!ies (in!l'ding m'ni!ipalities, taing, fire and

#ater distri!ts and other governmental 'nits)7

(AA) &aardo's aterials means (i) any !hemi!al, !ompo'nd, material, mit're

or s'"stan!e that is no# or hereafter defined as or in!l'ded in the definition of

haardo's s'"stan!es, haardo's #astes, haardo's materials,

etremely haardo's #aste, restri!ted haardo's #aste or toi!

s'"stan!es or terms of similar import 'nder any appli!a"le federal, state or

lo!al la#, or 'nder the reg'lations adopted or prom'lgated p'rs'ant thereto,

in!l'ding nvironmental La#sG (ii) any oil, petrole'm or petrole'm derived

s'"stan!e, any flamma"le s'"stan!es or eplosives, any radioa!tive materials,

any haardo's #astes or s'"stan!es, any toi! #astes or s'"stan!es, or any

other materials or poll'tants #hi!h !a'se any part of any fa!ility, str'!t're or

improvement to "e in violation of any nvironmental La#sG and (iii) as"estos

in any form, 'rea formaldehyde foam ins'lation, and ele!tri!al eE'ipment

#hi!h !ontains any oil or diele!tri! fl'id !ontaining levels of poly!hlorinated

"iphenyls in e!ess of appli!a"le legal or reg'latory limits7

(44) Legal eE'irements means any and all >'di!ial de!isions, orders, in>'n!tions,#rits, and any and all stat'tes, la#s, r'lings, r'les, reg'lations, permits,

!ertifi!ates, or ordinan!es of any =overnmental A'thority in any #ay

appli!a"le to the ro>e!t in!l'ding, "'t not limited to, any of the aforesaid

dealing #ith the oning, s'"division, design, !onstr'!tion, o#nership, 'se,

leasing, handi!apped a!!essi"ility, maintenan!e, servi!e, operation, sale,

e!hange, or !ondition of the ro>e!t7 Legal eE'irements shall not in!l'de

nvironmental La#s7

($$) -perating Agreement means the operating agreement "et#een $ontin''m

and $enterplan as mem"ers of Developer7

(DD) -*TA means the $onne!ti!'t -ffi!e of the *tate Traffi! Administration7

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C:


10/64

() ermitted n!'m"ran!es means only those en!'m"ran!es and restri!tions

affe!ting the roperty #hi!h the Developer has approved7

(;;) hase has the meaning as!ri"ed to it in the ro>e!t *!hed'le7

(==) $ertifi!ate of $ompletion means a !ertifi!ate iss'ed in a!!ordan!e #ith

*e!tion P79 of this Agreement7

(&&) hase .A Developer .mprovements shall have the meaning set forth in

*e!tion 575(A) of this Agreement7

(..) hase .4 Developer .mprovements shall have the meaning set forth in


(HH) hase .A Land means that portion of the roperty identified as hase .A in

the map atta!hed hereto as hi"it 47

(II) hase .4 Land means that portion of the roperty means that portion of the

roperty identified as hase .4 in the map atta!hed hereto as hi"it 47

(LL) hase . Land means the aggregate of the hase .A Land and the hase .4

Land7

() hase .. Land means that portion of the roperty means that portion of the

roperty identified as hase .. in the map atta!hed hereto as hi"it 47

(%%) hase . ro>e!t inim'm eE'irements shall have the meaning set forth in


(--) hase .. ro>e!t inim'm eE'irements shall have the meaning set forth in

*e!tion 575(4) of this Agreement7

() hase . Developer .mprovements and Rhase .. Developer .mprovementsR

shall ea!h have the meaning set forth in *e!tion 575 of this Agreement7

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C10


11/64

(OO) hase . $onstr'!tion $onditions re!edent shall have the meaning set forth

in *e!tion 97 of this Agreement7

() hase .. $onstr'!tion $onditions re!edent shall have the meaning set forth

in *e!tion 976 of this Agreement7

(**) lans means, #ith respe!t to the Developer .mprovements, the final plans,

spe!ifi!ations, !onstr'!tion dra#ings and !onstr'!tion phasing plans for the

Developer .mprovements, as the same may "e amended from time to time7

(TT) ro>e!t $ompletion Date shall mean the later to o!!'r of the s!hed'led date

for !ompletion of ea!h hase of the ro>e!t in a!!ordan!e #ith the ro>e!t

*!hed'le, or the date #hi!h is seventy@t#o (62) months from the date ofee!'tion of this Agreement7

(//) roperty shall have the meaning as!ri"ed to it in the e!itals of this

Agreement, and shall !onsist of the aggregate of the hase . Land and the

hase .. Land as depi!ted in hi"it 47

(33) ro>e!t means the entire development at the roperty !ontemplated "y this

Agreement, !onsisting of Developer .mprovements in the hases set forth

herein7

(88) ro>e!t Design ro!ess means the pro!ess "y #hi!h the Developer

.mprovements are designed7

(NN) ro>e!t lan means the Developer .mprovements7

() ro>e!t *!hed'le shall mean the s!hed'le for !onstr'!tion and !ompletion of

the ro>e!t as set forth on hi"it $ atta!hed hereto7

(QQ) 'n!h List .tems shall mean those items of !onstr'!tion, de!oration,

lands!aping and me!hani!al ad>'stment relating to any Developer

.mprovements #hi!h, individ'ally or in the aggregate, are minor in !hara!ter

and do not materially interfere #ith the f'll 'se, en>oyment and o!!'pan!y of

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C11


12/64

the appli!a"le improvements or any material amenity !onstit'ting a part of

s'!h Developer .mprovements, and the app'rtenan!es thereto, and for #hi!h it

may "e reasona"ly anti!ipated that the !ompletion shall o!!'r #ithin one

h'ndred eighty (1P0) days after *'"stantial $ompletion, s'">e!t to etension

for !'sa"le Delay7

(AAA) ight of e@ntry shall mean, s'">e!t to ortgagee rights set forth in

*e!tion 971 of this Agreement, and to the limitations set forth in and p'rs'ant

to *e!tion 97P of this Agreement, in!l'ding those limitations #ith respe!t to the

$ontin''m 4'ilding and any "'ilding o!!'pied "y tenant, all as more

parti!'larly des!ri"ed in *e!tion 97P of this Agreement, the right of the $ity to

re@enter those 'ndeveloped and 'ntenanted portions of the roperty for #hi!h a

$ertifi!ate of $ompletion has not "een iss'ed, s'!h ight of e@ntry to "e

eer!ised "y $ity 'pon #ritten noti!e to Developer and all ortgagees of

$ityFs eer!ise of s'!h right of e@ntry and to terminate Developers estate

therein, and p'rs'ant to #hi!h fee title to that portion of the roperty #ith

respe!t to s'!h hase and all "'ildings and improvements thereon shall revert

to the $ity7

(444) The *tate means the *tate of $onne!ti!'t7

($$$) *'"stantial $ompletion, *'"stantially $ompleted and similar terms shall

mean, #ith respe!t to any "'ilding !omprising any part of the Developer

.mprovements, the !ompletion of the !onstr'!tion of the Developer

.mprovements #ith respe!t to s'!h "'ilding in s'"stantial a!!ordan!e #ith the

lans therefor, all appli!a"le Legal eE'irements and this Agreement, in a

good and #or


13/64

appropriate) operation in their intended fashion in a!!ordan!e #ith the lans

therefor7

(DDD) $omp'lsory Taa"le .L-T eriod means the period !ommen!ing on the

ffe!tive Date and ending on the date that is 90 years from the ffe!tive Date7

() Term means the period !ommen!ing on the ffe!tive Date and ending on

the date that is ____ years after the ffe!tive Date7

ARTICLE II

REPRESENTATIONS AND #ARRANTIES

Section II.1 Repre"entation" an$ #arrantie" o! t%e De&e'oper

The Developer represents, #arrants and !ovenants that (a) the Developer is a limited lia"ility

!ompany, d'ly organied and eisting 'nder the la#s of the *tate of $onne!ti!'tG (") the

Developer has the legal a'thority to enter into and !arry o't the transa!tions to #hi!h it is

proposed to "e a partyG (!) the ee!'tion and delivery of this Agreement "y the Developer has

"een d'ly and validly a'thoried "y all ne!essary a!tionG and (d) this Agreement is a legal, valid

and "inding o"ligation of the Developer, enfor!ea"le against the Developer in a!!ordan!e #ith

its terms7

Section II. Repre"entation" an$ #arrantie" o! t%e Cit(

The $ity represents and #arrants that (a) it is a m'ni!ipal !orporation validly eisting 'nder the

la#s of the *tate of $onne!ti!'tG (") it has the legal po#er and a'thority to ee!'te and deliver

this Agreement and to !arry o't its terms and provisions, (!) the ee!'tion and delivery of this

Agreement have "een d'ly and validly a'thoried "y all ne!essary a!tion, and (d) this

Agreement !onstit'tes the legal, valid and "inding o"ligation of the $ity, enfor!ea"le against the

$ity in a!!ordan!e #ith its terms7

KA.%D -; A= .%T%T.-%ALL L;T 4LA%IM

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C19


14/64

ARTICLE III

PROPERT) AND PRO*ECT P+ASING

Section III.1 ,INTENTIONALL) OMITTED-

Section III. Con&e(ance o! Propert(

(A) *'">e!t to the satisfa!tion "y $ity and Developer of the hase . $onstr'!tion

$onditions re!edent, the $ity shall !onvey theroperty to the Developer "y

O'it $laim deed in form reasona"le satisfa!tory to Developer and $ity (the

O'it $laim Deed), s'">e!t only to the ermitted n!'m"ran!es and to the

terms and !onditions of this Agreement #hi!h shall "e re!orded on the Lande!ords of the $ity of %e# &aven immediately prior to the re!ording of the

Land Deed7

(4) The delivery of the O'it $laim Deed shall ta


15/64

Section III.0 Proect P%a"in2

The $ity and the Developer agree that the ro>e!t shall "e 'nderta


16/64

e7 The Developer shall have se!'red all land 'se approvals

reE'ired for the hase . Developer .mprovements, provided that

any s'!h land 'se approvals shall not "e s'">e!t to any !onditions

that are o">e!tiona"le to the Developer in its sole, "'t reasona"le

dis!retion, and f'rther provided that all related reg'latory and

stat'tory appeal periods shall have lapsed #ith no appeals, !laims

or other !hallenges having "een asserted7

f7 %&A shall have va!ated the roperty7 %&A here"y

agrees to 'se all reasona"le efforts to a!!omplish s'!h va!ation of

the roperty in a!!ordan!e #ith *!hed'le 1, and in parti!'lar ("'t

#itho't limitation) shall !ommen!e appli!ation for all -*TA

permits for relo!ation of par


17/64

Developer has !ompleted or is diligently p'rs'ing the !ompletion of the

!onstr'!tion of the $ontin''m 4'ilding, in the event that Developer shall have

pro!'red a hotel or ma>or offi!e tenant, Developer shall have the right to

reE'est, and $ity shall !onsent, in its reasona"le dis!retion, permission to

Developer to !ommen!e the !onstr'!tion of s'!h hotel or ma>or offi!e tenant

spa!e prior to the !ompletion of the $ontin''m 4'ildingJ provided, ho#ever,

that $ity shall have the right to reE'ire that Developer provide s'!h ass'ran!e

as may "e reasona"ly a!!epta"le to the $ity that the development of s'!h ne#

hase .. spa!e shall have no material adverse impa!t on the timely !ompletion

of the $ontin''m 4'ilding7

Section .6 Ri2%t o! Re7Entr(

.n a!!ordan!e #ith the provisions set forth in the O'it $laim Deed, those

portions of the roperty that remain 'ndeveloped and 'ntenanted on the

ro>e!t $ompletion Date, as the same may "e etended as provided

herein, shall "e s'">e!t to the $itys ight of e@ntry in the event of an

'n!'red Developer Defa'lt provided that s'!h ight of e@ntry shall

"e s'">e!t to the rights of any ortgagee, tenant and $ontin''m, as

hereinafter des!ri"ed7 The ight of e@ntry shall terminate as to the

$ontin''m 4'ilding?hase, 'pon the iss'an!e of the $ertifi!ate of

$ompletion #ith respe!t to s'!h $ontin''m 4'ilding?hase7

%ot#ithstanding the foregoing, the $ityFs ight of e@ntry shall

terminate #ith respe!t to the !ompleted $ontin''m 4'ilding?hase 'pon

the iss'an!e of a $ertifi!ate of $ompletion #ith respe!t to s'!h

$ontin''m 4'ilding?hase, and thereafter, the $ity shall have no ight

of e@ntry #ith respe!t to s'!h $ontin''m 4'ilding?hase, despite any

f't're Developer Defa'lt #ith respe!t to any other hase or portion of a

hase for #hi!h a $ertifi!ate of $ompletion has not "een so iss'ed7 .t is

epressly a!


18/64

ntry #ith respe!t to that portion of the roperty 'tilied "y $ontin''m

for one h'ndred (100) pare!t #ill reE'ire the $itys

granting of vario's easements or li!enses to Developer #ith respe!t to $ity o#ned rights of #ay

or $ity o#ned property s'rro'nding, or other#ise ad>a!ent to, the roperty7

The $ity here"y approves and a'thories the grant of any easements and li!enses #hi!h may

reasona"ly "e needed to !onstr'!t, !omplete and operate the ro>e!t,provided thatthe Developer

shall provide the $ity #ith detailed plans of those improvements that #ill "e the s'">e!t of the

s'!h easements or li!enses for final approval "y the $itys !onomi! Development

Administrator (#hi!h approval shall not "e 'nreasona"ly #ithheld, !onditioned or delayed) and

f'rther provided that #ith respe!t to any s'!h easements or li!enses granted "y the $ity, the

Developer shall !omply #ith !'stomary $ity reE'irements #ith respe!t to ins'ran!e7 The $ity

#ill #or< #ith the Developer to se!'re any approvals needed for s'!h easements or li!enses

from any and all =overnmental A'thorities7

Section .1 Tit'e

%ot#ithstanding any other provisions of this Agreement, it is agreed and 'nderstood that the

Developer shall not "e reE'ired to a!!ept the O'it $laim Deed 'nless it shall "e a"le to o"tain

Title .ns'ran!e, ins'ring a good and mar


19/64

The Developer shall pay the !ost of o"taining any poli!y of title ins'ran!e, and all other !losing

!osts, in!l'ding the !ost of re!ording, if any, of this Agreement, the O'it $laim Deed and all

other li!enses, agreements and easements granted to the roperty7 The $ity shall pay the !ost, if

any, of the real estate !onveyan!e ta for the !onveyan!e of the roperty7 a!h party shall "e

responsi"le for payment of the legal fees of its o#n !o'nsel in the negotiation, ee!'tion and

delivery of this Agreement7

Section .1 Acce"" an$ In"pection"

The $ity shall provide Developer and its designees and !ons'ltants#ith reasona"le a!!ess to the

roperty to perform s'!h inspe!tions and testing (in!l'ding environmental s'rveys) as deemed

reasona"ly ne!essary "y the Developer7 .t is agreed and 'nderstood that the Developer shall

provide its employees, designees and !ons'ltants #ith appropriate safety eE'ipment fora!!essing the roperty, and that the Developer shall "e responsi"le for !a'sing the Developers

!ontra!tor to o"serve all appli!a"le #or


20/64

(4) Any assignment of any interest in this Agreement or in the roperty #hi!h

is in !ontravention of the provisions of this *e!tion 971 shall "e a Developer

Defa'lt7

($) %ot#ithstanding the a"ove, the Developer may sell, assign or transfer any

or all of its interest in the Administrative 4ase to $ontin''m of $are free and !lear

of the reE'irements of *e!tion 9715(A) #itho't restri!tion as to the !onsideration to

"e re!eived and #itho't the $itys !onsent, provided that if s'!h sale, assignment or

transfer is made d'ring the Term, the Developer shall reE'ire that the p'r!haser,

assignee or transferee epressly ass'me all of the !ovenants, agreements, and

o"ligations 'nder this Agreement (in!l'ding spe!ifi!ally, "'t #itho't limitation, the

o"ligation to pay taes) #hi!h have not yet "een performed "y Developer and #hi!h

epressly s'rvive the iss'an!e of the $ertifi!ate of $ompletion, "y #ritten

instr'ment, reasona"ly satisfa!tory to the $ity filed and re!orded in the %e# &aven

Land e!ords7

(D) .t is f'rther agreed "y the parties that follo#ing the iss'an!e of the

$ertifi!ate of $ompletion, the Developer may sell, assign or transfer any or all of its

interest in this Agreement or in the roperty to any p'r!haser, assignee or transferee

free and !lear of the reE'irements of *e!tion 9715(A) #itho't restri!tion as to the!onsideration to "e re!eived and #itho't the $itys !onsent, provided that if s'!h

sale, assignment or transfer is made d'ring the Term, the Developer shall reE'ire

that the p'r!haser, assignee or transferee epressly ass'me all of the !ovenants,

agreements, and o"ligations 'nder this Agreement (in!l'ding spe!ifi!ally, "'t

#itho't limitation, the o"ligation to pay taes) #hi!h have not yet "een performed

and #hi!h epressly s'rvive the iss'an!e of the $ertifi!ate of $ompletion, "y

#ritten instr'ment, reasona"ly satisfa!tory to the $ity filed and re!orded in the %e#

&aven Land e!ords7

Section .13 Mort2a2e o! t%e Propert(< Ri2%t" o! a Mort2a2ee

(A) %ot#ithstanding any other provisions of this Agreement, the Developer shall at

all times have the right to en!'m"er, pledge, or !onvey its right, title and interest in

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C20


21/64

and to the roperty, or any portion or portions thereof to #hi!h the Developer has

o"tained fee simple title p'rs'ant to this Agreement, "y #ay of a ortgage or

ortgages (a ortgage),provided thatany mortgagee (a ortgagee) ta


22/64

Development shall "e etended as long as the ortgagee is diligently and

!ontin'o'sly #or


23/64

transferee shall epressly ass'me all of the !ovenants, agreements, and

o"ligations 'nder this Agreement appli!a"le to s'!h hase so transferred #hi!h

have not yet "een performed and #hi!h s'rvive the iss'an!e of the $ertifi!ate

of $ompletion "y #ritten instr'ment, reasona"ly satisfa!tory to the $ity and

re!orded in the %e# &aven Land e!ords7

(4) .f a ortgagee a!E'ires the Developers estate in any portion of the roperty

after iss'an!e of a $ertifi!ate of $ompletion "'t d'ring the Term, the

ortgagee shall !omply #ith the appli!a"le provisions of this Agreement

#hi!h have not yet "een performed and #hi!h s'rvive the iss'an!e of s'!h

$ertifi!ate of $ompletion7

($) .n the event a ortgagee a!E'ires the Developers estate in any portion of the

roperty, the $ity agrees (if so reE'ested) to enter into a ne# Agreement

(%e# Agreement) #ith s'!h ortgagee or its designee, effe!tive as of the

date of termination and for the remainder of the Term, 'pon the terms,

!ovenants and !onditions ("'t e!l'ding reE'irements #hi!h are not appli!a"le

or #hi!h have already "een f'lfilled) of this Agreement7

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C29


24/64

Section .14 Notice o! De!a/'t to Mort2a2ee

(A) The $ity shall sim'ltaneo'sly deliver any Defa'lt %oti!e to the ortgagee at the

address theretofore designated "y the ortgagee at the same time as it delivers a

Defa'lt %oti!e to the Developer7 Any s'!h Defa'lt %oti!e shall "e delivered in

a!!ordan!e #ith the noti!e provisions of this Agreement7

(4) A ortgagee shall have the right, "'t not the o"ligation, to perform any term,

!ovenant, or !ondition and to remedy any defa'lt "y the Developer 'nder this

Agreement #ithin the appli!a"le time period afforded the Developer, pl's an

additional period of thirty (90) days, #hi!h period shall "e reasona"ly etended if

the defa'lt is not in the payment of money and a ortgagee !ommen!es to

remedy the defa'lt #ithin s'!h period and thereafter diligently prose!'tes s'!h

remedy to !ompletion7

($) .n the event that a ortgagee ele!ts to !'re a defa'lt o!!asioned "y the fail're of

the Developer to !ommen!e or !omplete the !onstr'!tion #or< in a!!ordan!e

#ith this Agreement, then, 'pon !ompletion of s'!h !onstr'!tion #or


25/64

Section IV. De&e'oper I9pro&e9ent" P'an an$ De"i2n

(A) e!ogniing the importan!e of the Developer .mprovements to the ro>e!t, the

$ity and the Developer agree to #or< !olla"oratively in the design of the

Developer .mprovements, meaning that the $ity $ity Design evie#ers,shall, at no material !ost to the Developer and at no material delay to the

Developer .mprovements *!hed'le, have the opport'nity to provide inp't in

the design of the Developer .mprovements as follo#sJ

i7 hase . and hase .. Design ro!ess

a7 rior to seee!t and intentions of this

*e!tion 5727!7 .f the $ity Design evie#ers do not provide the $ity $omments

#ithin t#enty@one (21) #or


26/64

d7 The Developer shall respond to the $ity $omments, and, at the

option of the Developer, it may respond to any or all $ity

$omments "y s'"mitting revised *!hemati!s (the esponse), in

#hi!h event the $ity Design evie#ers and the Developer shall

meet #ithin ten (10) days after the date on #hi!h the esponse is

delivered to the $ity Design evie#ers to dis!'ss the $ity

$omments and the esponse7 The Developer agrees to 'se

reasona"le efforts to respond to the $ity $omments #ithin the

"o'nds of finan!ial feasi"ility7

e7 Thro'gho't the Design ro!ess, the Developer agrees to #or< #ith

the $ity Design evie#ers to in!orporate the $ity !omments that

are !ompati"le #ith the design of the Developer .mprovements as

determined "y the Developer in its sole, "'t reasona"le, dis!retion7

ii7 %ot#ithstanding the foregoing, nothing herein !ontained in this *e!tion

572(A) shall empo#er the $ity #ith the a'thority to deny, approve, or

other#ise !ondition the design of the Developer .mprovements as part of

the hase . and hase .. Design ro!ess7 The parties agree that the

Developer has the 'ltimate a'thority to de!ide the final design of all

Developer .mprovements to "e s'"mitted to the $ity lan $ommission

for site plan approval and that the $ity lan $ommission retains 'ltimate

a'thority to de!ide any or all appli!ations for the hase . Developer

.mprovements and the hase .. Developer .mprovements in a!!ordan!e

#ith all Legal eE'irements7

(4) Design lements

i7 To the etent that any par


27/64

ens'ring that the pare!t, and preparing a s'ita"le plan to manage the same (the

RTransportation Demand anagement lanR) in!l'ding strategies, s'!h

as, and not limited to, "i


28/64

s'pport in good faith all approvals reE'ired in !onne!tion #ith the Developer .mprovements,

in!l'ding "'t not limited to s'pporting the general e!eption to "e so'ght #ith respe!t to the

pare!t a!ross many years may "e s'">e!t to !ir!'mstan!es that are !'rrently'nanti!ipated and may reE'ire altering the ro>e!t details #hile preserving the $ity and the

Developers shared vision7 ;or that reason, the $ity and the Developer have agreed to !ertain

ro>e!t inim'ms that aim to provide long term flei"ility #hile preserving the overall ro>e!t

visionJ

(A) Provided thatthe hase . $onstr'!tion $onditions re!edent have "een

satisfied, 'nless other#ise agreed to in #riting "y the parties, the hase .

Developer .mprovements, !onsisting of hase .A Developer .mprovements and

hase .4 Developer .mprovements, #ill !ontain not less than the follo#ing

(the hase . ro>e!t inim'm eE'irements)J

i7 *eventy Tho'sand (60,000) sE'are feet of gross leasa"le area to in!l'de

a mi of retail and offi!e?medi!al@offi!e, hotel or other general

!ommer!ial 'ses, spe!ifi!ally to in!l'de the Administrative 4ase,

!omprised of the follo#ingJ

hase .A $ontin''m 4'ilding for Administration 4ase, 20,000sE'are feet of retail spa!e, and 100 spa!es of par


29/64

(4) Provided thatthe hase .. $onstr'!tion $onditions re!edent have "een

satisfied, 'nless other#ise agreed to in #riting "y the parties, the hase ..

Developer .mprovements #ill !ontain not less than the follo#ingJ

i7 ;ifty Tho'sand (0,000) sE'are feet of gross leasa"le area to in!l'de a

mi of some "'t not all of retail and offi!e?medi!al@offi!e 'ses,

hospitality and pare!ts'"stantially in a!!ordan!e #ith the

ro>e!t *!hed'le, it "eing agreed and 'nderstood that the ro>e!t *!hed'le may reE'ire periodi!

modifi!ation to tae're for the p'rpose of this Agreement), and to the etent

that the Developer provides the $ity #ith reasona"le eviden!e of the need for s'!h

modifi!ations, then the $ity and the Developer shall amend the ro>e!t *!hed'le in s'!h manner

as m't'ally a!!epta"le7 .f the $ity and the Developer !annot agree 'pon s'!h ro>e!t *!hed'le

amendments, then s'!h disp'te shall "e s'"mitted to the Disp'te esol'tion ro!ed're7

Section IV.4 Per9it" an$ Appro&a'"

The Developer agrees to apply epeditio'sly, and no later than the times set forth on the ro>e!t

*!hed'le, for all permits and approvals reE'ired for the !onstr'!tion and operation of the

Developer .mprovements, in!l'ding #itho't limitation permits from $D-T, the -ffi!e of *tate

Traffi! Administration (-*TA), D, the $ity lan $ommission and any permits reE'ired

'nder the %ational nvironmental rote!tion A!t (!olle!tively, ermits and Approvals), at the

times set forth in the ro>e!t *!hed'le7 The Developer agrees to !omply #ith all !onditions and

terms of s'!h permits7

Section 0.5 Ca"/a't(

.n the event of any damage or destr'!tion to any of the Developer .mprovements d'ring the

Term, then, s'">e!t to the rights of any ortgagees and s'">e!t to any agreement to the !ontrary

#ith the $ity, the Developer agrees, to the etent feasi"le, to 'se all ins'ran!e pro!eeds o"tained

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C2:


30/64

as a res'lt of s'!h damage or destr'!tion to restore the portion of the Developer .mprovements

so damaged or destroyed to the !ondition eisting prior thereto7

Section 0.6 Pro%i;ite$ U"e"

The Developer here"y agrees that no portion of the roperty shall "e sold, leased, 'sed or

o!!'pied "y a dis!o'nt department store, dollar store, firearms and?or amm'nition store,

!harity thrift shop or the lie!t, "oth d'ring !onstr'!tion and permanent >o"s7

Therefore, the Developer shallJ

(A) /se "est good faith efforts to negotiate a partner agreement #ith %e# &aven

8ore!t7

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C90


31/64

(D) sponsor at least one (1) >o" fair prior to the !ompletion of the hase ..

Developer .mprovements aimed at !onne!ting the Developers tenants #ith

%e# &aven residents seeo"s !reated as a res'lt of the pro>e!t7

Section V. #or?!orce Re>/ire9ent" D/rin2 Con"tr/ction

(A) .n !arrying o't the !onstr'!tion of the ro>e!t, the Developer shall !omply

#ith, or reE'ire that its general !ontra!tor for the ro>e!t !omply #ith, all

appli!a"le $ity #or


32/64

ii7 not dis!riminate against any employee or appli!ant for employment

"e!a'se of ra!e, !olor, religion, gender, age, se'al orientation,

gender identity or epression, marital stat's, physi!al disa"ility or

national origin7 The Developer shall ta


33/64

the noti!e in !onspi!'o's pla!es availa"le to employees and

appli!ants for employment, and the Developer shall register all

#or


34/64

(D) !omply, as a /nited *tates employer, #ith the .mmigration and %at'raliation

*ervi!e (.%*)s .@: verifi!ation pro!ess, #hi!h reE'ires employers to !onfirm

the employment eligi"ility of #ore!t the offending party to any or all of the

follo#ing penalties (s'">e!t to the provisions of Arti!le 3, *e!tion 71)J

i7 ref'sal of all f't're "ids for any p'"li! !ontra!t #ith the $ity of %e#

&aven, or any of its departments or divisions, 'ntil s'!h time as the

Developer, or s'"!ontra!tor, is in !omplian!e #ith the provisions of

this AgreementG

ii7 !an!ellation of this AgreementG

iii7re!overy of spe!ified monetary penaltiesG

(;) in!l'de the provisions of s'"@paragraphs (A) thro'gh () in every s'"!ontra!t

or p'r!hase order so that said provisions #ill "e "inding 'pon ea!h s'!h

s'"!ontra!tor or vendorG

(=) ta


35/64

s'!h dire!tion "y the $ity, the $ity #ill intervene in s'!h litigation to the

etent ne!essary to prote!t the interest of the $ity and to effe!t'ate the $ityFs

E'al mployment -pport'nity program7

Section V. S9a'' Contractor Uti'i@ation Re>/ire9ent" D/rin2 Con"tr/ction

(A) .n !arrying o't the !onstr'!tion of the ro>e!t, the Developer shall !omply

#ith, or reE'ire that its general !ontra!tor for the ro>e!t !omply #ith, all

appli!a"le $ity small !ontra!tor 'tiliation reE'irements no# and hereafter

eisting, in!l'ding, #itho't limitation, the *mall4'siness $onstr'!tion

.nitiative reE'irements and in parti!'lar, d'ring the !onstr'!tion of the ro>e!t,

the Developer agrees that it shall (and shall reE'ire its general !ontra!tor to)J

i7 !omply #ith all appli!a"le $ity small !ontra!tor 'tiliation reE'irements

no# and hereafter eisting, in!l'ding, #itho't limitation, all small

"'siness !onstr'!tion initiative reE'irements and in parti!'lar,

d'ring the !arrying o't of the ro>e!t, the Developer agrees to

reE'ire its !onstr'!tion manager, general !ontra!tors and its

!onstr'!tion s'"!ontra!torsJ

ii7 to !omply #ith the provisions of -rdinan!e *e!tion 12 1?5@:, #hi!h

reE'ire that every effort "e aggressively made to meet the 4

/tiliation =oals7 'rs'ant to -rdinan!e *e!tions 12 1?5@:(d) and

(f), the Developer and its !ontra!tors shall "e !onsidered to have

a!hieved !omplian!e #ith the 4 /tiliation =oals if #ore!t as #ell as the f't're s'!!ess of

%e# &aven as a #hole7 Therefore, the Developer shall 'se its "est efforts, s'">e!t to !ost

!onsiderations in DeveloperFs !ommer!ially reasona"le dis!retion toJ

(A) !onstr'!t all small "'siness offi!e, offi!e, ed'!ational or !'lt'ral "'ildings in

a!!ordan!e #ith the Leadership in nergy and nvironmental Design

(LD) =reen 4'ilding ating *ystem developed "y the /nited *tates=reen 4'ilding $o'n!il (as the same may "e defined as of the ffe!tive Date

or at the time of !onstr'!tion)7

(4) !onstr'!t all residential spa!e to LD s'staina"ility standards to the etent

s'!h standards are finan!ially feasi"le7

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C9:


40/64

($) !onstr'!t all hotel spa!e to the highest s'staina"ility standard if reE'ired "y the

appli!a"le hotel flag !ompany and Developer has determined the same is

finan!ially feasi"le and reasona"le, in Developers !ommer!ially reasona"le

dis!retion 7

(D) parti!ipate in any 4i


41/64

roperty and to s'pport the mi of land 'ses in the Developer .mprovements7 The

Developer may thereafter relo!ate, re!onfig're or other#ise redesign the '"li!

-pen *pa!e to fa!ilitate the appropriate 'se of the Developer .mprovements, in

#hi!h event the Developer shall s'"mit a site plan appli!ation to the $ity lan

$ommission for approval of the relo!ated or re!onfig'red '"li! -pen *pa!e7

ARTICLE VI

DEVELOPER IMPROVEMENTS FINANCING

Section VI.1 Mini9/9 E>/it( Contri;/tion

The Developer and its asso!iates and affiliates agree to se!'re the ne!essary eE'ity reE'ired to

finan!e the ro>e!ts pre@development !osts, and the eE'ity reE'ired to finan!e and la'n!h ea!h

hase, all in e!t and?or any

hase thereof7

Section VI. Cit( S/pport !or De&e'oper I9pro&e9ent" Financin2

The $ity shall #or< #ith the Developer in lo!ating and o"taining state and federal p'"li!

finan!ing in order to fill any f'nding gaps #hi!h #o'ld other#ise limit the Developers a"ility to

develop the Developer .mprovements, in!l'ding (#itho't limitation)J /* A and 4ro#n ;ield

;'nding7 .t is f'rther anti!ipated that any f't're tenants of the ro>e!t may ma


42/64

environmental s'rvey and a!!ompanying report #ith respe!t to any nvironmental $ondition(s)

identified therein, all in a!!ordan!e #ith appli!a"le la#7 .n !onne!tion #ith DeveloperFs

remediation of nvironmental $onditions on the roperty, $ity and Developer here"y agree that

(i) Developer shall "egin remediation of nvironmental $onditions on the roperty 'pon

!onveyan!e of title to the roperty "y the $ity to DeveloperG and (ii) 'pon !ompletion of the

remediation of nvironmental $onditions roperty Developer may !onvey the $ontin''m ar!el

to $ontin''m7 ;or the p'rposes hereof, s'!h remediation of nvironmental $onditions shall "e

done in a!!ordan!e #ith the standards set forth in appli!a"le la# for property #ith the proposed

'ses as !ontemplated "y this Agreement7

Section VI.0 In$e9ni!ication

The Developer shall indemnify, defend and hold harmless $ity and its offi!ials, employees andagents from and against any and all lia"ility, fines, s'its, !laims, demands, >'dgments, a!tions, or

losses, penalties, damages, !osts and epenses of any


43/64

improvements thereon, provided ho#ever that nothing herein shall "e !onstr'ed as

#aiving any right the Developer, or its s'!!essors in title or its tenants may have to

!ontest or appeal, or ma


44/64

($) .t is here"y agreed, stip'lated and 'nderstood that all or any portion of the

ro>e!t may E'alify for a ta deferment program (state of m'ni!ipal), in #hi!h

event, the Developer shall "e entitled to ma


45/64

(4) *ite lan evie#

;or ea!h hase, the Developer shall file for *ite lan evie# for those aspe!ts

of the Developers .mprovements #hi!h reE'ire *ite lan evie# #ith the $ity

lan $ommission p'rs'ant to *e!tion +5 of the Qoning -rdinan!e7 TheDeveloper shall also file for a spe!ial permit for par


46/64

() *tate of $onne!ti!'t ermits

i7 -*TA

ARTICLE VIII

CONSTRUCTION OF T+E DEVELOPER IMPROVEMENTS

Section 6.1 Con"tr/ction Pro2re"" Report"

The Developer shall provide the $ity #ith !onstr'!tionprogress reports every thirty (90) days

after its !onstr'!tion #or< !ommen!es on ea!h hase, s'!h reports, #hi!h shall "e made p'"li!ly

availa"le, shall state #hether any dates on the ro>e!t *!hed'le have "een met and any

anti!ipated diffi!'lties in meeting s'!h dates and shall in!l'de a list of any and all ;or!e a>e're

vents #hi!h are !laimed to res'lt in !'sa"le Delays7

Section 6. In"/rance

The Developer itself shall o"tain and shall !a'se its general !ontra!tor to

o"tain general lia"ility ins'ran!e in the amo'nt of -ne illion And %o?100

Dollars (S1,000,000700) per o!!'rren!e and T#o illion And %o?100 Dollars

(S2,000,000700) aggregate and shall name the $ity as an additional ins'red on

all s'!h ins'ran!e poli!ies7 .n addition, the Developer shall !a'se all

!onstr'!tion s'"!ontra!tors to o"tain general lia"ility ins'ran!e in the amo'nt

of -ne illion And %o?100 Dollars (S1,000,000700) per o!!'rren!e and T#o

illion And %o?100 Dollars (S2,000,000700) aggregate and shall name the

$ity as an additional ins'red on all s'!h ins'ran!e poli!ies7

Section 6. Certi!icate o! Co9p'etion

(A) After *'"stantial $ompletion of the $ontin''m 4'ilding, hase .A, .4 or ..,

the Developer shall give noti!e via !ertified mail ret'rn re!eipt reE'ested to the

!onomi! Development Administrator, #ith a !opy to their !o'nsel, of the

same, reE'esting a $ertifi!ate of $ompletion #ith respe!t to s'!h $ontin''m

4'ilding?hase7 %ot#ithstanding any other provision of this Agreement, the

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C5+


47/64

!onomi! Development Administrator shall inspe!t or shall !a'se the

Developer .mprovements #ith respe!t to s'!h $ontin''m 4'ilding?hase to "e

inspe!ted #ithin thirty (90) days of a reE'est for a $ertifi!ate of $ompletion

and shall f'rnish s'!h $ertifi!ate of $ompletion #ithin forty@five (5) days of

the Developers reE'est therefor7 A $ertifi!ate of $ompletion shall "e in s'!h

form as #ill ena"le it to "e re!orded on the %e# &aven Land e!ords7

(4) A $ertifi!ate of $ompletion shall "e a !on!l'sive determination of the

satisfa!tion of the Developers o"ligation to !onstr'!t the Developers

.mprovements #ith respe!t to s'!h $ontin''m 4'ilding?hase and shall state

that the Developers o"ligations to !onstr'!t the Developers .mprovements

#ith respe!t to s'!h $ontin''m 4'ilding?hase have "een *'"stantially

$ompleted, the effe!t of the iss'an!e of s'!h $ertifi!ate of $ompletion shall

mean all rights of the $ity #ith respe!t to s'!h $ontin''m 4'ilding?hase as

set forth in this Agreement shall terminate7 The parties agree that the

$ertifi!ate of $ompletion shall not represent a determination that the

Developer has satisfied any other of its other o"ligations 'nder this Agreement

#ith respe!t to any remaining in!omplete hases of the ro>e!t7

($) %ot#ithstanding any other provision of this Agreement, if the !onomi!Development Administrator shall ref'se or fail to provide a $ertifi!ate of

$ompletion in a!!ordan!e #ith the provisions of this *e!tion, the !onomi!

Development Administrator shall, #ithin s'!h forty@five (5) day period,

provide the Developer #ith a #ritten statement setting forth in adeE'ate detail

in #hat respe!ts the Developer has failed to !omplete the $ontin''m

4'ilding?hase, and #hat meas'res or a!ts #ill "e in ne!essary for the

Developer to ta


48/64

disp'te "et#een the $ity and the Developer #ith respe!t to the iss'an!e of the

$ertifi!ate of $ompletion, the parties shall parti!ipate in the Disp'te

esol'tion ro!ed're set forth herein7

(D) %ot#ithstanding any other provision of this Agreement, if the !onomi!

Development Administrator shall fail to provide the Developer #ith a

$ertifi!ate of $ompletion or #ith a #ritten statement #ithin s'!h forty@five

(5) day period of a reE'est for a $ertifi!ate of $ompletion, s'!h fail're shall

"e deemed to !onstit'te !ertifi!ation that s'!h $ontin''m 4'ilding?hase has

"een !ompleted7 .n s'!h !ase, the Developer shall, in its sole dis!retion, re!ord

a $ertifi!ate of $ompletion on the %e# &aven Land e!ords, setting forth the

fail're of the $ity to iss'e a $ertifi!ate of $ompletion #ithin the time reE'ired

for iss'ing same7 The Developers $ertifi!ate of $ompletion shall have the

same for!e and effe!t as a $ertifi!ate of $ompletion iss'ed "y the !onomi!

Development Administrator7

() %ot#ithstanding anything to the !ontrary !ontained herein, 'pon *'"stantial

$ompletion of the $ontin''m 4'ilding, Developer shall "e entitled to reE'est

a separate $ertifi!ate of $ompletion for the $ontin''m 4'ilding, #hi!h shall

"e granted or #ithheld in a!!ordan!e #ith the provisions of this *e!tion P79hereina"ove, and if granted shall "e !on!l'sive eviden!e that all o"ligations of

Developer have "een satisfied #ith respe!t to same, and all rights of the $ity

#ith respe!t to the $ontin''m 4'ilding as set forth in this Agreement shall

terminate7

(;) ;'rther, it is agreed an 'nderstood that if Developer shall in!orporate a hotel

into the ro>e!t, then 'pon *'"stantial $ompletion of the same (and ass'ming

that s'!h hotel is sit'ated #ithin a hase for #hi!h a $ertifi!ate of $ompletion

has not yet "een granted) Developer shall "e entitled to reE'est a separate

$ertifi!ate of $ompletion for s'!h hotel, #hi!h shall "e granted or #ithheld in

a!!ordan!e #ith the provisions of this *e!tion P79 hereina"ove, and if granted

shall "e !on!l'sive eviden!e that all o"ligations of Developer have "een

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C5P


49/64

satisfied #ith respe!t to same, and all rights of the $ity #ith respe!t to the

same as set forth in this Agreement shall terminate7

ARTICLE I

DEFAULT AND REMEDIES

Section I.1 De!a/'t ;( De&e'oper an$ Cit( Re9e$ie"

(A) The o!!'rren!e of (i) an vent of 4an


50/64

$ity shall fail to provide a response to the Defa'lt %oti!e spe!ifying the

a!tions 'nderta


51/64

Disp'te esol'tion @ At the reE'est of any party, representatives of ea!h party

#ith f'll settlement a'thority shall meet at a m't'ally a!!epta"le time and pla!e

in the $ity #ithin ten (10) days of the %oti!e of $onfli!t in order to attempt to

negotiate in good faith a resol'tion to the disp'te7

(A) ediation

.f the disp'te is not resolved "y the parties thro'gh Disp'te esol'tion, then if

agreed 'pon "y the parties, the disp'te may "e s'"mitted to mediation 'nder the

$ommer!ial or $onstr'!tion ediation ro!ed'res of the AAA, #hi!hever

pro!ed're is appropriate to the disp'te among the parties, in effe!t on the

ffe!tive Date of the Agreement, or 'nder s'!h other r'les as the parties may

agree 'pon7 ediation shall "e #ith the AAA, or, if agreed 'pon, thro'gh 'se of a

private mediator !hosen "y the parties7 ediation shall o!!'r in %e# &aven,

$onne!ti!'t or as other#ise agreed 'pon7 The mediators fees and the filing fees,

if any, shall "e shared eE'ally7 Agreements rea!hed in mediation shall "e

enfor!ea"le as settlement agreements in any !o'rt having >'risdi!tion thereof7

*'">e!t to the provisions of s'"se!tion (D), if the parties agree to mediation, the

!on!l'sion of mediation pro!eedings shall "e a !ondition pre!edent to litigation7

The parties shall !on!l'de mediation pro!eedings #ithin (+0) days after thedesignation of the mediator7

(4) Advisory -pinion

.f the disp'te is not resolved 'nder s'"se!tion (A) a"ove, "y agreement of the

parties, the disp'te(s) may "e referred for an advisory opinion to a ne'tral party

#ho shall "e retained "y the parties, and s'!h ne'tral party shall esta"lish s'!h

pro!ed'res as #ill allo# him or her to promptly !onsider the disp'te and iss'e a

#ritten advisory opinion #ith regard to the iss'es in disp'te7 $osts and fees for

the ne'tral party shall "e eE'ally shared "y the parties to the disp'te7 Third parties

relevant to the ad>'di!ation of the disp'te may "e added to the advisory opinion

pro!eedings if agreed to "y the parties7 The parties agree that the ne'tral partys

advisory opinion shall not "e admissi"le in s'"seE'ent litigation7 .f an advisory

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C1


52/64

opinion is agreed 'pon as a pro!ed're, it shall "e a !ondition pre!edent to

litigation, e!ept as provided in s'"se!tion (D) "elo#7

($) %o re>'di!e

Provided thatthe party seee!t matter of the disp'te for the period of time

in #hi!h the pro!ed'res des!ri"ed a"ove are "eing 'tilied7 Altho'gh any party

may !ommen!e litigation #hile the Disp'te esol'tion ro!ed're, mediation or

an advisory opinion pro!ed're is "eing p'rs'ed for tolling p'rposes only, s'!h

party m'st reE'est that the $o'rt stay the !ase 'ntil s'!h time as !ompletion of

s'!h Disp'te esol'tion ro!ed're, mediation or advisory opinion pro!ed're, as

the !ase may "e7

(D) .n the event that the Disp'te esol'tion ro!ed're is 'ns'!!essf'l in solving

any disp'te, then the provisions of *e!tion 1271 and *e!tion 1272 of this

Agreement shall apply, #itho't f'rther referen!e to the Disp'te esol'tion

ro!ed're7

ARTICLE

GENERAL PROVISIONS

Section .1 Notice"

!ept as other#ise provided in this Agreement, any noti!e or approval reE'ired or permitted to

"e given 'nder this Agreement shall "e in #riting and shall "e given "y !ertified mail ret'rn

re!eipt reE'ested or "y overnight delivery !o'rier or s'!h other means as may "e agreed to "y

the parties in #riting #ith a !opy addressed to the party for #hom it is intended as follo#sJ

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C2


53/64

.; T- T& D3L-J $ontin''m $enterplan Development LL$10 ain *treet*'ite 4iddleto#n, $onne!ti!'t 0+56AttnJ Hason 'dni!


54/64

%o fail're on the part of the $ity, or the Developer to enfor!e any !ovenant or provision herein

!ontained, nor any #aiver of any right here'nder "y any other party, shall dis!harge or invalidate

s'!h !ovenant or provision or affe!t the right to enfor!e the same in the f't're7 %o defa'lt shall

"e deemed #aived "y any party 'nless s'!h #aiver is in #riting and designated as s'!h and

signed "y s'!h party, and s'!h #aiver shall not "e a !ontin'ing #aiver "'t shall apply only to the

instan!e of defa'lt for #hi!h it is granted7

Section . Ri2%t" C/9/'ati&e

The rights and remedies !onferred 'pon any party here"y are in addition to any rights or

remedies to #hi!h any party may "e entitled to at la# or in eE'ity, e!ept as other#ise provided

in this Agreement7

Section .0 S/cce""or"

This Agreement shall "e "inding 'pon and in're to the "enefit of the respe!tive s'!!essors and

assigns of the $ity and the Developer, provided that this se!tion shall not a'thorie any

assignment not permitted "y this Agreement 'nder Arti!le KM7

Section .3 Se&era;i'it(

.f any term, provision or !ondition !ontained in this Agreement shall, to any etent, "e invalid or

'nenfor!ea"le, the remainder of this Agreement or the appli!ation of s'!h term, provision or

!ondition to persons or !ir!'mstan!es (other than those in respe!t of #hi!h it is invalid or

'nenfor!ea"le) shall not "e affe!ted there"y, and ea!h term, provision and !ondition of this

Agreement shall "e valid and enfor!ea"le to the f'llest etent permitted "y la#7

Section .4 Go&ernin2 La= an$ */ri"$iction

This Agreement is made in the *tate of $onne!ti!'t and shall "e governed "y and !onstr'ed in

a!!ordan!e #ith the internal la#s of the *tate of $onne!ti!'t, #itho't regard to its !onfli!ts of

la# prin!iples7 The parties !onsent and agree that the state !o'rts of $onne!ti!'t shall have

>'risdi!tion over any disp'te arising 'nder this Agreement7 The parties f'rther !onsent and agree

that the federal !o'rts sitting in $onne!ti!'t shall also have >'risdi!tion over any disp'te arising

'nder this Agreement if s'!h !o'rts have s'">e!t matter >'risdi!tion over the disp'te7

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C5


55/64

Section .5 No Partner"%ip *oint Vent/re or A2enc(

%othing !ontained herein or done p'rs'ant hereto shall "e deemed to !reate, as among the parties

to this Agreement, any partnership, >oint vent're or agen!y relationship7

Section .6 Con"ent"

8here !onsents, approval, #aiver or a!!eptan!e of #or< "y the $ity is reE'ired to any a!tion (or

ina!tion) p'rs'ant to the provisions of this Agreement, other than oning and land 'se approvals,

"'ilding permits and !ertifi!ates of o!!'pan!y, 'nless other#iseprovided "y this Agreement,

s'!h !onsent, approval, #aiver or a!!eptan!e of #or< may "e granted (or denied) "y the

!onomi! Development Administrator7

Section . Co/nterpart"

This Agreement may "e ee!'ted in !o'nterparts, ea!h of #hi!h shall "e deemed an original "'t

all of #hi!h together shall !onstit'te one and the same instr'ment7

Section .18 Me9;er" an$ O!!icer" Barre$ Fro9 Intere"t

%o mem"er, offi!ial or employee of the $ity shall have any personal interest, dire!t or indire!t,

in this Agreement or the Developer, nor shall any s'!h mem"er, offi!ial, or employee parti!ipate

in any de!ision relating to this Agreement #hi!h affe!ts his or her personal interest or theinterests of any !orporation, partnership, or asso!iation in #hi!h he or she is dire!tly or indire!tly

interested7 %o mem"er, offi!ial or employee of the $ity shall "e personally lia"le to the

Developer or any s'!!essor in interest in the event of any defa'lt "y the $ity for any amo'nt

#hi!h may "e!ome d'e to the Developer or to its s'!!essor or #ith respe!t to any other

o"ligations arising 'nder the terms and !onditions of this Agreement7

Section .11 Gen$er

8henever herein 'sed and the !ontet so permits, the sing'lar shall "e !onstr'ed to in!l'de the

pl'ral and the mas!'line or ne'ter shall "e !onstr'!ted to in!l'de "oth and the feminine gender7

Section .1 E"toppe' Certi!icate

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C


56/64

The parties agree that d'ring the Term of this Agreement, 'pon the reE'est of any party, the

re!eiving party shall #ithin fo'rteen (15) days of re!eipt deliver to the reE'esting party a re!ital

of fa!t'al matters as reE'ested in!l'ding #itho't limitation indi!ating that the reE'esting party is

in !omplian!e #ith all !ovenants and agreements "inding 'pon the reE'esting party 'nder this

Agreement to the "est


57/64

IN #ITNESS #+EREOF, the parties have ee!'ted this Agreement as of the date setforth a"ove7

.n the presen!e ofJ CIT) OF NE# +AVEN

___________________________________4y

Hohn De*tefano, Hr7___________________________________ .ts ayor

D'ly A'thoried to a!t herein

Approved as to form and !orre!tnessJ

Hohn 7 8ard*pe!ial $o'nsel to !onomi! Development

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C6


58/64

$-%T.%// $%TLA%D3L-%T LL$4yJ $ontin''m of $are, .n!7, its em"er

___________________________________ 4yatti 8al


59/64

*TAT -; $-%%$T.$/T)

$-/%T -; %8 &A3%)

-n this _______ day of ________________, 2012, "efore me, the 'ndersigned offi!er,

personally appeared H-&% D*T;A%-, H7, #ho a!


60/64

*TAT -; $-%%$T.$/T) ) ss7 _______________________

$-/%T -; %8 &A3%)

-n this the ___ day of _______, 200_, "efore me, the 'ndersigned offi!er, personally appeared________________, #ho a!


61/64

E+IBIT A

Development and $onstr'!tion anagement Agreement

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C+1


62/64

E+IBIT B

ro>e!t hasing ap

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C+2


63/64

E+IBIT C

ro>e!t *!hed'le

B00+1+:+97D-$ 3er7 2C B00+1+:+97D-$ 3er7 2C+9


64/64

SC+EDULE 1

*!hed'le for %&A to 3a!ate the roperty

LDA for Continuum of Care / Route 34 Development

Documents

Transcript of LDA for Continuum of Care / Route 34 Development