Commission File | Registrant, Address of Principal Executive Offices and Telephone | I.R.S. Employer | State of | |||
Number | Number | Identification Number | Incorporation | |||
1-08788
|
SIERRA PACIFIC RESOURCES | 88-0198358 | Nevada | |||
|
P.O. Box 30150 (6100 Neil Road) | |||||
|
Reno, Nevada 89520-3150 (89511) | |||||
|
(775) 834-4011 | |||||
2-28348
|
NEVADA POWER COMPANY | 88-0420104 | Nevada | |||
|
6226 West Sahara Avenue | |||||
|
Las Vegas, Nevada 89146 | |||||
|
(702) 367-5000 | |||||
0-00508
|
SIERRA PACIFIC POWER COMPANY | 88-0044418 | Nevada | |||
|
P.O. Box 10100 (6100 Neil Road) | |||||
|
Reno, Nevada 89520-0024 (89511) | |||||
|
(775) 834-4011 |
(Title of each class) | (Name of exchange on which registered) | |
Securities registered pursuant to Section 12(b) of the Act: | ||
Securities of Sierra Pacific Resources: | ||
Common Stock, $1.00 par value | New York Stock Exchange | |
7.803% Senior Notes Due 2012 | New York Stock Exchange | |
Securities registered pursuant to Section 12(g) of the Act: | ||
Securities of Nevada Power Company: | ||
Common Stock, $1.00 stated value | ||
Securities of Sierra Pacific Power Company: | ||
Common Stock, $3.75 par value |
2
3
4
5
6
Forecasted Electric Capacity | ||||||||||||||||||||
Requirements and Resources (MW) | ||||||||||||||||||||
2007 | 2008 | 2009 | 2010 | 2011 (4) | ||||||||||||||||
Total Requirements (1)
|
6,745 | 7,026 | 7,360 | 7,668 | 7,971 | |||||||||||||||
|
||||||||||||||||||||
Resources:
|
||||||||||||||||||||
|
||||||||||||||||||||
Company-owned existing generation
|
2,854 | 2,854 | 2,854 | 2,854 | 2,854 | |||||||||||||||
Company-owned new generation (2)
|
413 | 619 | 619 | 619 | ||||||||||||||||
Contracts for power purchases
|
3,891 | 1,346 | 1,374 | 1,381 | 1,507 | |||||||||||||||
|
||||||||||||||||||||
Total Resources
|
6,745 | 4,613 | 4,847 | 4,854 | 4,980 | |||||||||||||||
|
||||||||||||||||||||
|
||||||||||||||||||||
Total Additional Required (3)
|
| 2,413 | 2,513 | 2,814 | 2,991 | |||||||||||||||
|
(1) | Includes system peak load plus planning reserves. | |
(2) | Clark Station peaking units operational in 2008 and 2009. | |
(3) | Additional Required is the difference between the total required and currently committed resources. Additional required represents the amount needed to achieve the forecasted system peak plus a planning reserve margin. | |
(4) | Does not include the Ely Energy Center, as the Ely Energy Center is not expected to be operational until December 2011. |
7
2006 | 2005 | 2004 | ||||||||||||||||||||||
MWh | % of Total | MWh | % of Total | MWh | % of Total | |||||||||||||||||||
NPC Company Generation
|
||||||||||||||||||||||||
Gas/Oil
|
8,093,020 | 36.1 | % | 2,465,064 | 11.7 | % | 2,557,166 | 12.3 | % | |||||||||||||||
Coal
|
4,067,209 | 18.2 | % | 5,629,139 | 26.9 | % | 5,913,062 | 28.4 | % | |||||||||||||||
|
||||||||||||||||||||||||
Total Generated
|
12,160,229 | 54.3 | % | 8,094,203 | 38.6 | % | 8,470,228 | 40.7 | % | |||||||||||||||
|
||||||||||||||||||||||||
|
||||||||||||||||||||||||
Purchased Power
|
||||||||||||||||||||||||
Hydro
|
465,983 | 2.0 | % | 409,309 | 2.0 | % | 450,086 | 2.2 | % | |||||||||||||||
Spot, Firm and Non-Firm
|
7,453,758 | 33.3 | % | 10,301,589 | 49.0 | % | 9,458,794 | 45.5 | % | |||||||||||||||
Non-Utility Purchases
|
2,328,653 | 10.4 | % | 2,183,484 | 10.4 | % | 2,410,381 | 11.6 | % | |||||||||||||||
|
||||||||||||||||||||||||
Total Purchased
|
10,248,394 | 45.7 | % | 12,894,382 | 61.4 | % | 12,319,261 | 59.3 | % | |||||||||||||||
|
||||||||||||||||||||||||
|
||||||||||||||||||||||||
Total System
|
22,408,623 | 100.0 | % | 20,988,585 | 100.0 | % | 20,789,489 | 100.0 | % | |||||||||||||||
|
8
Average Consumption Cost & Percentage Contribution to Total Fuel Requirement | ||||||||||||||||||||||||
Gas | Coal | Oil | ||||||||||||||||||||||
$/MMBtu | Percent | $/MMBtu | Percent | $/MMBtu | Percent | |||||||||||||||||||
2006
|
7.40 | 58.8 | % | 1.63 | 41.1 | % | 16.66 | 0.1 | % | |||||||||||||||
2005
|
6.18 | 32.7 | % | 1.59 | 67.1 | % | 13.50 | 0.1 | % | |||||||||||||||
2004
|
6.13 | 27.3 | % | 1.33 | 72.6 | % | 8.75 | 0.1 | % | |||||||||||||||
2003
|
5.70 | 40.9 | % | 1.41 | 59.0 | % | 5.28 | 0.1 | % | |||||||||||||||
2002
|
5.41 | 38.9 | % | 1.37 | 60.9 | % | 5.77 | 0.2 | % |
9
Company Name | ||||||||
(Counterparty) | Quantity (MW) | Contract Termination | ||||||
State of Nevada, Colorado River
Commission
|
200 MW | 2017 | ||||||
Nevada Sun Peak Limited Partnership
|
222 MW | 2016 | ||||||
Las Vegas Cogeneration II
|
224 MW | 2013 | ||||||
Southern Nevada Water Authority
|
125 MW | 2013 | ||||||
California Department of Water
Resources
|
233 MW | 2013 | ||||||
Mirant
|
200 MW | 2008 | ||||||
Mirant
(1)
|
100 MW | 2007 | ||||||
Mirant
(1)
|
25 MW | 2007 |
(1) | Effective from June 15 th through September 15 th each year. |
10
11
| Long-term and short-term firm point-to-point transmission service (guaranteed service with fixed delivery and receipt points), | ||
| Non-firm point-to-point service (as available service with fixed delivery and receipt points), and | ||
| Network transmission service (equivalent to the service NPC provides for NPCs bundled retail customers). |
2007 | 2008-2011 | 5 - Year | ||||||||||
Electric Facilities
|
||||||||||||
|
||||||||||||
Generation
|
$ | 537,998 | $ | 3,082,351 | $ | 3,620,349 | ||||||
Distribution
|
211,551 | 888,550 | 1,100,101 | |||||||||
Transmission
|
140,041 | 1,103,075 | 1,243,116 | |||||||||
Other
|
136,438 | 403,882 | 540,320 | |||||||||
|
||||||||||||
Total
|
$ | 1,026,028 | $ | 5,477,858 | $ | 6,503,886 | ||||||
|
12
13
14
MWH Sales (Billed and Unbilled) | ||||||||||||||||||||||||
2006 | 2005 | 2004 | ||||||||||||||||||||||
Retail:
|
||||||||||||||||||||||||
Residential
|
2,480,681 | 28.2 | % | 2,381,389 | 25.5 | % | 2,295,944 | 23.8 | % | |||||||||||||||
Commercial and
Industrial:
|
||||||||||||||||||||||||
Mining
|
1,873,177 | 21.3 | % | 2,716,309 | 29.1 | % | 2,686,716 | 27.8 | % | |||||||||||||||
All Other
|
4,356,878 | 49.5 | % | 4,136,208 | 44.3 | % | 4,160,567 | 43.0 | % | |||||||||||||||
|
||||||||||||||||||||||||
Total Retail
|
8,710,736 | 99.0 | % | 9,233,906 | 98.9 | % | 9,143,227 | 94.6 | % | |||||||||||||||
|
||||||||||||||||||||||||
Wholesale
|
69,757 | 0.8 | % | 81,856 | 0.9 | % | 505,986 | 5.2 | % | |||||||||||||||
Streetlights
|
15,502 | 0.2 | % | 15,105 | 0.2 | % | 14,932 | 0.2 | % | |||||||||||||||
|
||||||||||||||||||||||||
TOTAL
|
8,795,995 | 100 | % | 9,330,867 | 100 | % | 9,664,145 | 100 | % | |||||||||||||||
|
15
Forecasted Electric Capacity | ||||||||||||||||||||
Requirements and Resources (MW) | ||||||||||||||||||||
2007 | 2008 | 2009 | 2010 | 2011 (4) | ||||||||||||||||
Total Requirements (1)
|
1,870 | 2,051 | 2,134 | 2,177 | 2,211 | |||||||||||||||
|
||||||||||||||||||||
Resources:
|
||||||||||||||||||||
|
||||||||||||||||||||
Company-owned existing generation
|
1,023 | 1,023 | 1,035 | 1,035 | 1,035 | |||||||||||||||
Company-owned new generation (2)
|
514 | 514 | 514 | 514 | ||||||||||||||||
Contracts for power purchases
|
847 | 257 | 213 | 261 | 279 | |||||||||||||||
|
||||||||||||||||||||
Currently Committed Resources
|
1,870 | 1,794 | 1,762 | 1,810 | 1,828 | |||||||||||||||
|
||||||||||||||||||||
|
||||||||||||||||||||
Additional Required (3)
|
| 257 | 372 | 367 | 383 | |||||||||||||||
|
(1) | Includes system peak load plus planning reserves. | |
(2) | New generation in 2008 for Tracy combined cycle facility at 514 MW. | |
(3) | Additional Required represents the difference between the current committed resources and the total resources needed to achieve the forecasted system peak plus a planning reserve margin. | |
(4) | Does not include the Ely Energy Center, as the Ely Energy Center is not expected to be operational until December 2011. |
16
2006 | 2005 | 2004 | ||||||||||||||||||||||
MWh | % of Total | MWh | % of Total | MWh | % of Total | |||||||||||||||||||
SPPC Company Generation
|
||||||||||||||||||||||||
Gas/Oil
|
2,210,532 | 23.4 | % | 2,345,196 | 23.9 | % | 2,562,103 | 24.8 | % | |||||||||||||||
Coal
|
1,848,591 | 19.7 | % | 2,000,719 | 20.4 | % | 2,018,715 | 19.6 | % | |||||||||||||||
Hydro
|
0 | N/A | 33,355 | 0.3 | % | 24,090 | 0.2 | % | ||||||||||||||||
|
||||||||||||||||||||||||
Total Generated
|
4,059,123 | 43.1 | % | 4,379,270 | 44.6 | % | 4,604,908 | 44.6 | % | |||||||||||||||
|
||||||||||||||||||||||||
|
||||||||||||||||||||||||
Purchased Power
|
||||||||||||||||||||||||
Spot, Firm and Non-Firm
|
4,392,896 | 46.8 | % | 4,778,786 | 48.7 | % | 4,845,650 | 46.9 | % | |||||||||||||||
Non-Utility Purchases
|
941,445 | 10.1 | % | 662,261 | 6.7 | % | 873,868 | 8.5 | % | |||||||||||||||
|
||||||||||||||||||||||||
Total Purchased
|
5,334,341 | 56.9 | % | 5,441,047 | 55.4 | % | 5,719,518 | 55.4 | % | |||||||||||||||
|
||||||||||||||||||||||||
|
||||||||||||||||||||||||
Total System
|
9,393,464 | 100.0 | % | 9,820,317 | 100.0 | % | 10,324,426 | 100.0 | % | |||||||||||||||
|
17
Gas | Coal | Oil | ||||||||||||||||||||||
$/MMBtu | Percent | $/MMBtu | Percent | $/MMBtu | Percent | |||||||||||||||||||
2006
|
8.92 | 55.85 | % | 1.83 | 43.88 | % | 10.15 | .27 | % | |||||||||||||||
2005
|
7.87 | 56.81 | % | 1.67 | 43.08 | % | 7.37 | .11 | % | |||||||||||||||
2004
|
7.32 | 53.11 | % | 1.39 | 44.93 | % | 6.14 | 1.96 | % | |||||||||||||||
2003
|
6.68 | 59.11 | % | 1.60 | 40.79 | % | 6.92 | .10 | % | |||||||||||||||
2002
|
4.42 | 41.10 | % | 1.68 | 58.70 | % | 5.69 | .20 | % |
Energy Provider | Capacity | Expiration | ||
Pacificorp
|
75 MW | 2009 | ||
Barrick
|
8 MW | 2008 |
18
19
| Long-term and short-term firm point-to-point transmission service (guaranteed service with fixed delivery and receipt points), | ||
| Non-firm point-to-point service (as available service with fixed delivery and receipt points), and | ||
| Network transmission service (equivalent to the service SPPC provides for SPPCs bundled retail customers). |
20
21
Northwest
|
68,664 | decatherms per day firm | (Annual) | |||||
Paiute
|
68,696 | decatherms per day firm | (November through March) | |||||
Paiute
|
61,044 | decatherms per day firm | (April through October) | |||||
Paiute
|
23,000 | decatherms per day firm | (LNG tank to Reno/Sparks) | |||||
Nova
|
130,217 | decatherms per day firm | (Annual) | |||||
ANG
|
128,932 | decatherms per day firm | (Annual) | |||||
GTN
|
130,169 | decatherms per day firm | (November through April) | |||||
GTN
|
69,899 | decatherms per day firm | (May through October) | |||||
Tuscarora
|
132,823 | decatherms per day firm | (Annual) |
Williams:
|
281,242 | decatherms inventory capability at Jackson Prairie | ||||
|
12,687 | decatherms withdrawal capability per day from Jackson Prairie | ||||
Paiute
|
303,604 | Decatherms inventory capability at Paiute LNG | ||||
|
23,000 | LNG Storage |
22
2007 | 2008-2011 | Total 5 - Year | ||||||||||
Construction Expenditures
|
$ | 486,492 | $ | 1,722,439 | $ | 2,208,931 | ||||||
|
||||||||||||
AFUDC
|
(28,926 | ) | (120,038 | ) | (148,964 | ) | ||||||
Net Salvage/ Cost of Removal
|
(2,800 | ) | (11,465 | ) | (14,265 | ) | ||||||
Net Customer Advances and CIAC
|
(22,000 | ) | (90,230 | ) | (112,230 | ) | ||||||
|
||||||||||||
|
||||||||||||
|
||||||||||||
Total Cash Requirements
|
$ | 432,766 | $ | 1,500,706 | $ | 1,933,472 | ||||||
|
23
| Installation of commercially-proven pollution controls coupled with an emphasis on continued operational excellence to achieve further plant efficiency improvements. SPRs new natural gas-fired generating plants require the combustion of far less fuel than older facilities to produce each kilowatt hour of electrical output. As new generation is added to the system, SPR is concurrently evaluating and eliminating older, less efficient units from its fleet. |
24
| Maintenance of robust demand-side management programs, including energy efficiency and conservation education and support. These programs increase the adoption of energy-efficient equipment by our customers, thereby creating savings on energy bills and potentially delaying the need for additional power plant, transmission, and distribution construction. | ||
| Development of technology solutions through funding and participation in collaborative research programs for advanced coal technologies, as well as potential options for carbon sequestration. SPR is reserving space in its proposed Ely Energy Center design that will allow the retrofit of carbon capture technology once it becomes commercially viable. | ||
| Expansion of company owned renewable energy sources and continued use of purchase power agreements and investments that focus on lower or non-emitting generation resources. The State of Nevada mandates that an increasing percentage of the energy SPR sells must come from renewable sources, reaching 20 percent by 2015. With two large-scale solar projects presently under construction in the State, by the end of 2007, Nevada will be number one in the nation for solar watts generated per person and the percentage of solar to total kilowatt hours sold. |
25
26
| prevailing market prices for coal, oil, natural gas and other fuels used in generation plants, including associated transportation costs, and supplies of such commodities; | ||
| changes in the regulatory framework for the commodities markets that they rely on for purchased power and fuel; | ||
| liquidity in the general wholesale electricity market; | ||
| the actions of external parties, such as the FERC or independent system operators, that may impose price limitations and other mechanisms to address some of the volatility in the western energy markets; | ||
| weather conditions impacting demand for electricity or availability of hydroelectric power or fuel supplies; | ||
| union and labor relations; | ||
| natural disasters, wars, acts of terrorism, embargoes and other catastrophic events; and | ||
| changes in federal and state energy and environmental laws and regulations. |
27
28
29
30
Number of | Winter MW | Summer MW | Commercial Operation | |||||||||||||||
Plant Name | Type | Fuel | Units | Capacity | Capacity | Year | ||||||||||||
Clark (1)
|
Combined Cycle | Gas/Oil | 6 | 506 | 430 | 1979, 1979, 1980, 1982, 1993, 1994 | ||||||||||||
|
Gas | Gas/Oil | 1 | 63 | 54 | 1973 | ||||||||||||
|
||||||||||||||||||
Sunrise
|
Steam | Gas | 1 | 82 | 80 | 1964 | ||||||||||||
|
Gas | Gas/Oil | 1 | 81 | 70 | 1974 | ||||||||||||
|
||||||||||||||||||
Harry Allen
|
Gas | Gas/Oil | 2 | 168 | 144 | 1995, 2006 | ||||||||||||
|
||||||||||||||||||
Chuck Lenzie (2)
|
Combined Cycle | Gas | 6 | 1,220 | 1,102 | 2006 | ||||||||||||
|
||||||||||||||||||
Silverhawk (3)
|
Combined Cycle | Gas | 3 | 449 | 395 | 2004 | ||||||||||||
|
||||||||||||||||||
Mohave (4)(5)
|
Steam | Coal | 0 | 0 | 0 | 1971, 1971 | ||||||||||||
|
||||||||||||||||||
Navajo (6)
|
Steam | Coal | 3 | 255 | 255 | 1974, 1975, 1976 | ||||||||||||
|
||||||||||||||||||
Reid Gardner (7)
|
Steam | Coal | 4 | 324 | 324 | 1965, 1968, 1976, 1983 | ||||||||||||
|
||||||||||||||||||
Total
|
27 | 3,148 | 2,854 | |||||||||||||||
|
(1) | The two combined cycles at Clark each consist of two gas turbines, two Heat Recovery Steam Generators (HRSG), and one steam turbine. In 1993 and 1994, the original four gas turbines (1979-1982) were combined with four new HRSGs and two new steam turbines to form the combined cycles. | |
(2) | The two combined cycles at Lenzie each consist of two gas turbines, two HRSGs and one steam turbine. | |
(3) | The acquisition of a 75% ownership interest in the 599 MW Silverhawk power station from Pinnacle West was consummated in 2006. Southern Nevada Water Authority continues to hold a 25% ownership interest in the plant. The combined cycle plant consists of two gas turbines, two HRSGs and one steam turbine. | |
(4) | Per a 1999 Consent Decree, Mohave ceased operation on December 31, 2005. The PUCN approved establishing regulatory accounts related to the shutdown. See Note 5, Jointly Owned Facilities and Note 13, Commitments and Contingencies, Regulatory Contingencies, of the Notes to Financial Statements for further discussion. | |
(5) | Prior to the shut down, the total summer net capacity of the Mohave Generating Station was 1,580 MW. Southern California Edison is the operating agent and NPC has a 14% interest in the Station. | |
(6) | NPC has an 11.3% interest in the Navajo Generating Station. The total capacity of the Station is 2,250 MW. Salt River Project is the operator (21.7% interest). There are four other partners: U.S. Bureau of Reclamation (24.3% interest), Los Angeles Dept. of Water & Power (21.2% interest), Arizona Public Service Co (14% interest), and Tucson Electric Power (7.5% interest). | |
(7) | Reid Gardner Unit No. 4 is co-owned by the California Department of Water Resources (CDWR) (67.8%) and NPC (32.2%); NPC is the operating agent. NPC is entitled to 25 MW of base load capacity and 235 MW of peaking capacity from that Unit, subject to the following limitations: 1,500 hours/year, 300 hours/month, and 8 hours/day. There was a 15 MW upgrade to the Unit in 1990, which is now under CDWRs control; the total summer net capacity of the Unit, subject to heat input limitation, is 257 MW. Reid Gardner Units 1, 2, and 3, subject to heat input limitations, are 100 MW each; the total net capacity of the Station is 557 MW. |
31
Number of | Winter MW | Summer MW | Commercial Operation | |||||||||||||||
Plant Name | Type | Fuel | Units | Capacity | Capacity | Year | ||||||||||||
Ft. Churchill
|
Steam | Gas/Oil | 2 | 226 | 226 | 1968, 1971 | ||||||||||||
|
||||||||||||||||||
Tracy
|
Steam | Gas/Oil | 3 | 244 | 244 | 1963, 1965, 1974 | ||||||||||||
|
||||||||||||||||||
Tracy 4&5 (1)
|
Combined Cycle | Gas | 2 | 108 | 104 | 1996, 1996 | ||||||||||||
|
||||||||||||||||||
Clark Mtn. CTs
|
Gas | Gas/Oil | 2 | 144 | 132 | 1994, 1994 | ||||||||||||
|
||||||||||||||||||
Valmy (2)
|
Steam | Coal | 2 | 261 | 261 | 1981, 1985 | ||||||||||||
|
||||||||||||||||||
Other (3)
|
Gas, Diesels | Propane, Oil | 13 | 60 | 56 | 1960-1970 | ||||||||||||
|
||||||||||||||||||
Total
|
24 | 1,043 | 1,023 | |||||||||||||||
|
(1) | Tracy 4&5 were part of the Pinõn Pine Integrated Coal Gasification Combined Cycle power plant located at Tracy Station. This project was part of the Department of Energys Clean Coal Demonstration Program. Although the coal gasification portion of the facility has never proven operational, the combined cycle unit has been operating on natural gas since 1996. The combined cycle consists of one combustion turbine, one HRSG, and one steam turbine. In 2003, SPPC installed duct burners, which added 15 MW of capacity. | |
(2) | Valmy is co-owned by Idaho Power Company (50%) and SPPC (50%); SPPC is the operator. The Plant has a total net capacity of 522 MW. | |
(3) | There are 3 combustion turbines and 10 diesel units included in the Other category. |
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
121
122
123
124
125
126
127
128
129
130
131
132
133
134
135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
154
155
156
157
158
159
160
161
162
163
164
165
166
167
168
169
170
171
172
173
174
175
176
177
178
ITEM 5.
MARKET FOR REGISTRANTS COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES (SPR)
2006
2005
High
Low
High
Low
$
14.60
$
12.68
$
11.30
$
9.00
14.35
12.68
13.05
10.11
14.91
13.30
15.36
12.05
17.50
14.29
15.20
12.34
Title of Class
Number of Record Holders
$1.00 Par Value
As of February 23, 2007
:
17,515
Table of Contents
Year ended December 31,
(dollars in thousands; except per share amounts)
2006
(1)
2005
(2)
2004
(3)
2003
(4)
2002
(5)
$
3,355,950
$
3,030,242
$
2,824,796
$
2,787,543
$
2,984,604
$
488,797
$
358,678
$
333,858
$
260,314
$
(28,939
)
$
279,792
$
86,137
$
30,842
$
(117,286
)
$
(297,733
)
$
1.34
$
0.46
$
0.17
$
(1.01
)
$
(2.92
)
$
8,832,076
$
7,870,546
$
7,528,467
$
7,063,758
$
7,110,639
$
4,001,542
$
3,817,122
$
4,081,281
$
3,579,674
$
3,194,966
$
$
$
$
$
0.20
(1)
Income from continuing operations, for the year ended December 31, 2006, includes
reinstatement of deferred energy of approximately $180 million and a $62.9 million gain on
the sale of Tuscarora Gas Pipeline Companys partnership interest in Tuscarora Gas
Transmission Company.
(2)
Income from continuing operations, for the year ended December 31, 2005, includes a
charge of $54 million for the inducement of debt conversion and the reversal of $20.9
million in interest charges as a result of settlements with terminated suppliers.
(3)
Income from continuing operations, for the year ended December 31, 2004, includes the
reversal of $39.8 million in interest expense due to the decision on the appeal of the
Enron bankruptcy judgment and the write-off of $47.1 million in disallowed plant costs at
SPPC.
(4)
Loss from continuing operations, for the year ended December 31, 2003, was negatively
affected by an unrealized net loss of $46.1 million on the derivative instrument associated
with the issuance of SPRs $300 million Convertible Notes, $91 million write-off of
deferred energy costs by NPC and SPPC and approximately $52 million of interest charges
related to the Enron litigation.
(5)
Loss from continuing operations and total assets, for the year ended December 31, 2002,
was severely affected by the write-off of deferred energy costs and related carrying
charges of $523 million as a result of the PUCN decision in NPCs and SPPCs deferred
energy cases disallowing $434 million and $53 million, respectively, of deferred purchased
fuel and power costs.
Year ended December 31,
(dollars in thousands)
2006
(1)
2005
(2)
2004
(3)
2003
(4)
2002
(5)
$
2,124,081
$
1,883,267
$
1,784,092
$
1,756,146
$
1,901,034
$
351,272
$
228,827
$
216,490
$
183,733
$
(104,003
)
$
224,540
$
132,734
$
104,312
$
19,277
$
(235,070
)
$
5,987,515
$
5,173,921
$
4,883,540
$
4,210,759
$
4,166,988
$
2,380,139
$
2,214,063
$
2,275,690
$
1,899,709
$
1,683,310
$
48,917
$
35,258
$
45,373
$
$
10,000
(1)
Income from continuing operations, for the year ended December 31, 2006, includes
reinstatement of deferred energy of approximately $180 million.
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(2)
For the year ended 2005, Income from Continuing Operations included the reversal of
$17.7 million in interest charges as a result of settlements with terminated suppliers.
(3)
Net Income for the year ended December 31, 2004 included the reversal of $27.5 million
in interest expense due to the decision on the appeal of the Enron bankruptcy judgment.
(4)
Net Income for the year ended December 31, 2003 included a $46 million write-off of
deferred energy costs and $36 million of interest charges related to the Enron litigation.
(5)
Net Loss and Total Assets for the year ended December 31, 2002 was severely affected by
the write-off of $465 million of deferred purchased fuel and power costs and related
carrying charges.
Year ended December 31,
(dollars in thousands)
2006
2005
(1)
2004
(2)
2003
(3)
2002
(4)
$
1,230,230
$
1,145,697
$
1,035,660
$
1,029,866
$
1,081,034
$
120,017
$
116,304
$
111,245
$
68,566
$
55,292
$
57,709
$
52,074
$
18,577
$
(23,275
)
$
(13,968
)
$
2,807,837
$
2,546,301
$
2,524,320
$
2,362,469
$
2,457,516
$
$
50,000
$
50,000
$
50,000
$
50,000
$
1,070,858
$
941,804
$
994,309
$
912,800
$
914,788
$
24,619
$
23,933
$
$
18,530
$
44,900
$
975
$
3,900
$
3,900
$
3,900
$
3,900
(1)
Income from Continuing Operations, for the year ended December 31, 2005, includes the
reversal in the fourth quarter of $3.2 million in interest expense related to settlement
with terminated suppliers.
(2)
Net Income from Continuing Operations, for the year ended December 31, 2004, was
affected by the write-off of $47.1 million in disallowed plant costs and the reversal of
interest expense of $12.3 million due to the decision on the appeal of the Enron Bankruptcy
judgment and a reduction to income tax expense of $3.3 million as a result of a
flow-through adjustment for pension funding.
(3)
Loss from Continuing Operations, for the year ended December 31, 2003, was affected by
the write off of $45 million in June 2003 of disallowed deferred energy costs and interest
charges of $16 million related to the Enron litigation.
(4)
Loss from Continuing Operations, for the year ended December 31, 2002, was severely
affected by the write-off of $58 million of deferred purchased fuel and power costs and
related carrying charges.
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ITEM 7.
MANAGEMENTS DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
(1)
unfavorable or untimely rulings in rate cases filed or to be filed by NPC and
SPPC (collectively referred to as the Utilities) with the Public Utility Commission of
Nevada (PUCN), including the periodic applications to recover costs for fuel and
purchased power that have been recorded by the Utilities in their deferred energy
accounts, and deferred natural gas costs recorded by SPPC for its gas distribution
business;
(2)
the ability and terms upon which SPR, NPC and SPPC will be able to access the
capital markets to support their requirements for working capital, including amounts
necessary for construction and acquisition costs and other capital expenditures, as well
as to finance deferred energy costs, particularly in the event of unfavorable rulings by
the PUCN, untimely regulatory approval for such financings, and/or a downgrade of the
current debt ratings of SPR, NPC, or SPPC;
(3)
whether the Utilities will be able to continue to obtain fuel and power from
their suppliers on favorable payment terms and favorable prices, particularly in the
event of unanticipated power demands (for example, due to unseasonably hot weather),
sharp increases in the prices for fuel and/or power or a ratings downgrade;
(4)
changes in environmental laws or regulations, including the imposition of
significant new limits on emissions from electric generating facilities, such as
requirements to reduce carbon dioxide (CO2) emissions, other greenhouse gases and/or
other pollutants in response to climate change legislation;
(5)
wholesale market conditions, including availability of power on the spot market,
which affect the prices the Utilities have to pay for power as well as the prices at
which the Utilities can sell any excess power;
(6)
changes in the rate of industrial, commercial, and residential growth in the
service territories of the Utilities;
(7)
the effect that any construction risks may have on our
business, such as the risk of delays in permitting, changes in
environmental laws, securing adequate skilled labor, cost and
availability of materials and equipment, equipment failure, work
accidents, fire or explosions, business interruptions, possible cost
overruns, delay of in-service dates, and pollution and environmental
damage;
(8)
whether the Utilities can procure sufficient renewable energy sources in each
compliance year to satisfy the Nevada Portfolio Standard;
(9)
whether NPC will be successful in obtaining PUCN approval to recover the
outstanding balance of its other regulatory assets and other merger costs recorded in
connection with the 1999 merger between SPR and NPC in a future general rate case;
(10)
whether the Utilities will be able to continue to pay SPR dividends under the
terms of their respective financing and credit agreements, their regulatory order from
the PUCN, and limitations imposed by the Federal Power Act;
(11)
unseasonable weather and other natural phenomena, which, in addition to affecting
the Utilities customers demand for power, can have a potentially serious impact on the
Utilities ability to procure adequate supplies of fuel or purchased power to serve
their respective customers and on the cost of procuring such supplies;
(12)
the effect that any future terrorist attacks, wars, threats of war, or epidemics
may have on the tourism and gaming industries in Nevada, particularly in Las Vegas, as
well as on the economy in general;
(13)
the final outcome of the proceedings to reverse the PUCNs 2004 decision on
SPPCs 2003 General Rate Case, which disallowed the recovery of a portion of SPPCs
costs, expenses and investment in the Piñon Pine Project;
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(14)
the timing of the PUCNs decision regarding the time period NPC is to recover the
approximate $180 million of deferred energy that were disallowed in 2002 and were
reinstated by the Nevada Supreme Court in July 2006;
(15)
the timing and final outcome of the PUCNs decision regarding the Utilities
recovery of deferred energy costs associated with claims for terminated supplier
contracts;
(16)
employee workforce factors, including changes in collective bargaining unit
agreements, strikes or work stoppages;
(17)
changes in tax or accounting matters or other laws and regulations to which SPR
or the Utilities are subject;
(18)
the effect of existing or future Nevada, California or federal legislation or
regulations affecting electric industry restructuring, including laws or regulations
which could allow additional customers to choose new electricity suppliers or change the
conditions under which they may do so;
(19)
changes in the business or power demands of the Utilities major customers,
including those engaged in gold mining or gaming, which may result in changes in the
demand for services of the Utilities, including the effect on the Nevada gaming industry
of the opening of additional Indian gaming establishments in California and other
states;
(20)
unusual or unanticipated changes in normal business operations, including unusual
maintenance or repairs;
(21)
future economic conditions, including inflation rates and monetary policy; and
(22)
financial market conditions, including changes in availability of capital or
interest rate fluctuations.
Table of Contents
Critical Accounting Policies and Estimates
Recent Pronouncements
For each of SPR, NPC and SPPC:
Results of Operations
Analysis of Cash Flows
Liquidity and Capital Resources
Energy Supply (Utilities)
Regulatory Proceedings (Utilities)
the July 2006, Nevada Supreme Court ruling which allows NPC to recover
approximately $180 million ($117 million, after tax) of the previously disallowed
deferred energy costs, for further discussion of the legal proceeding, see Note 13,
Commitments and Contingencies of the Notes to Financial Statements;
the $40.9 million gain on sale of the partnership interest in Tuscarora Gas
Transmission Company (TGTC) held by Tuscarora Gas Pipeline Companys (TGPC), a
wholly owned subsidiary of SPR;
improved operating income (excluding the approximate $180 million reinstatement);
other income of $21.7 million for the carrying charge on Lenzie;
early tender fees of $6.9 million for the extinguishment of $85 million of SPRs
8.625% Senior Notes and $25 million of SPRs 7.803% Senior Notes; and
a charge recorded in 2005 for $35.1 million in early debt conversion fees
associated with SPRs convertible notes.
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increases in operating income primarily resulting from general rate cases decided in
2004 as well as continued customer growth;
increases in Allowance for Other Funds used During Construction and Allowance for
Borrowed Funds used During Construction, for a total of approximately $29.3 million,
primarily due to the construction of the Chuck Lenzie Generating Station;
lower interest expenses due to refinancing activities;
reversal of interest for energy suppliers on settled disputes of approximately $13.6 million.
early conversion fees of the Convertible Notes of approximately $35.1 million after
taxes and unamortized debt issuance costs and legal fees associated with the various
financing transactions of approximately $6.3 million after taxes;
legal fees of approximately $7.4 million.
The completion of the Lenzie generating station, a nominally rated 1,200 MW
natural gas-fired high efficiency combined cycle power plant acquired from Duke
Energy (Lenzie).
In January 2006, NPC completed the $208 million purchase of a 75 percent
ownership interest in the Silverhawk Generating Facility (Silverhawk) from
Pinnacle West Capital Corporation (Pinnacle West), Pinnacle West Energy
Corporation, a wholly-owned subsidiary of Pinnacle West, and GenWest, LLC.
Silverhawk is a 560-megawatt, natural gas-fueled high efficiency combined-cycle
electric generating facility located 20 miles northeast of Las Vegas.
The completion of an 80 MW combustion turbine at NPCs Harry Allen site.
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issuance of $325 million of NPCs 6.5% General and Refunding Mortgage Notes, Series O, due 2018
issuance of $370 million of NPCs 6.65% General and Refunding Mortgage Notes, Series N, due 2036
issuance of $210 million of NPCs 5.95% General and Refunding Mortgage Notes, Series M, due 2016
issuance of $92.5 million of various NPC Pollution Control Refunding Revenue Bonds
increases to NPCs and SPPCs Revolving Credit facilities to $600 million and $350 million, respectively
issuance of $300 million of SPPCs 6.0% General and Refunding Mortgage Notes, Series M, due 2016
issuance of $268 million of SPPCs Pollution Control and Gas and Water Facilities
Refunding Revenue Bonds, Series 2006, 2006A, 2006B and 2006C
SPR tendered for and extinguished approximately $85 million of SPRs 8.625%
Senior Notes and approximately $25 million of SPRs 7.803% Senior Notes
redemptions of various NPC debt of approximately $667.8 million
redemption and payments of various SPPC debt of approximately $487 million
redemption of $50 million of SPPCs Series A Preferred Stock
Table of Contents
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Expiration
Deferred Tax Asset
Valuation Allowance
Net Deferred Tax Asset
Period
$
213,024
$
$
213,024
2020-2023
1,058
1,058
2008-2013
3,764
3,764
2021-2025
8,696
8,696
indefinite
1,292
732
560
2007-2011
$
227,834
$
732
$
227,102
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Change in
Impact on
Impact on
Actuarial Assumption
Assumption
PBO
PC
(dollars in millions)
Incr/(Decr)
Incr/(Decr)
Incr/(Decr)
1
%
$(82.4)
$(10.8)
1
%
N/A
$ (5.3)
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Change in
Impact on
Impact on
Actuarial Assumption
Assumption
APBO
PBC
(dollars in millions)
Incr/(Decr)
Incr/(Decr)
Incr/(Decr)
1%
$(21.4)
$(1.9)
1%
$19.6
$3.4
1%
N/A
$(0.8)
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Available Liquidity as of December 31, 2006 (in millions)
SPR
NPC
SPPC
$
24.7
$
36.6
$
53.3
N/A
545.0
340.6
$
24.7
$
581.6
$
393.9
2006
2005
$
8,348
0.1
%
$
58,909
1.0
%
4,001,542
60.3
%
3,817,122
63.8
%
%
50,000
0.8
%
2,622,297
39.6
%
2,060,154
34.4
%
$
6,632,187
100
%
$
5,986,185
100
%
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Payment Due by Period
2007
2008
2009
2010
2011
Thereafter
Total
$
8,348
$
329,468
$
102,738
$
7,843
$
369,734
$
2,654,363
$
3,472,494
215,941
203,602
192,614
192,188
175,159
1,663,305
2,642,809
549,209
549,209
42,541
42,541
42,541
42,541
42,541
135,707
348,412
462,402
368,810
323,215
323,882
323,541
3,925,708
5,727,558
451,269
147,851
123,467
95,525
82,856
544,908
1,445,876
15,979
13,867
24,267
22,037
12,148
123,783
212,081
13,121
13,121
875
3,000
3,075
3,180
3,260
65,320
78,710
17,160
17,443
15,184
12,748
4,219
101,046
167,800
$
1,227,636
$
1,126,582
$
827,101
$
699,944
$
1,013,458
$
9,763,349
$
14,658,070
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Rating Agency
DBRS
Fitch
Moodys
S&P
Sr. Unsecured Debt
BB (low)
BB-
B1
B
Sr.Secured Debt
BBB (low)*
BBB-*
Bal
BB+
Sr.Unsecured Debt
Not rated
BB
Not rated
B
Sr.Secured Debt
BBB (low)*
BBB-*
Bal
BB+
*
Ratings are investment grade
Table of Contents
1.
Financing Authority from the PUCN. In February 2006 NPC received PUCN
authorization to enter into financings of $1.78 billion, which amount included $600
million for the revolving credit facility (described above). NPC has issued
approximately $100 million of the new debt authorized under the PUCN Order. NPCs only
remaining authority under this PUCN Order allows NPC to refinance its existing debt and
to use its $600 million revolving credit facility.
2.
Limits on Bondable Property. To the extent that NPC has the ability to issue
debt under the most restrictive covenants in its financing agreements and has financing
authority to do so from the PUCN, NPCs ability to issue secured debt is still limited
by the amount of bondable property or retired bonds that can be used to issue debt under
its General and Refunding Mortgage Indenture. As of December 31, 2006, NPC had the
capacity to issue $672 million of General and Refunding Mortgage Securities.
3.
Financial Covenants in its and SPRs financing agreements. The terms of
certain SPR debt further prohibit NPC and SPPC from incurring additional indebtedness
unless certain conditions have been met. In addition to the SPR debt, the terms of
certain NPC debt and the revolving credit facility restrict NPC from incurring any
additional indebtedness unless certain covenants are satisfied. See Note 8, Debt
Covenant and Other Restrictions of the Notes to Financial Statements in this report.
Table of Contents
1.
Financing Authority from the PUCN. In February 2006, SPPC received PUCN
authorization to enter into financings of $1.36 billion which amount includes $350
million for the revolving credit facility (described above). SPPC has issued $21
million of the new debt authorized in the PUCN Order. SPPCs remaining authority under
this PUCN Order allows SPPC to use its $350 million revolving credit facility, to issue
$349 million in new debt, and to refinance existing debt as specified in the order.
2.
Limits on Bondable Property. To the extent that SPPC has the ability to issue
debt under the most restrictive covenants in its financing agreements and has financing
authority to do so from the PUCN, SPPCs ability to issue secured debt is still limited
by the amount of bondable property or retired bonds that can be used to issue debt under
the General and Refunding Mortgage Indenture. As of December 31, 2006, SPPC has the
capacity to issue $381 million of General and Refunding Mortgage Securities.
3.
Financial Covenants in its and SPRs financing agreements. The terms of certain
SPR debt further prohibit SPPC and NPC from incurring additional indebtedness unless
certain conditions have been met. In addition to the SPR debt, the terms of certain
SPPC debt and the revolving credit facility restrict SPPC from incurring any additional
indebtedness unless certain covenants are satisfied. See Note 8, Debt Covenant and
Other Restrictions of the Notes to Financial Statements in this report.
Table of Contents
(1)
the PUCN-approved long-term IRP filed every three years, which has a twenty-year
planning horizon;
(2)
the Energy Supply Plan (ESP), which is an intermediate term resource procurement
and risk management plan that establishes the supply portfolio strategies within which
intermediate term resource requirements will be met, has a one to three year planning
horizon; and
(3)
tactical execution activities with a one-month to twelve-month focus.
Maintaining an energy supply plan that balances the goals of minimizing costs, risks
and price volatility (retail price stability), while maximizing reliability and
predictability of supply.
Investigating feasible commercial options to execute the ESP.
Applying quantitative techniques and diligence commensurate with risk to evaluate and execute each transaction.
Monitoring the portfolio against evolving market conditions and managing the resource optimization options.
Ensuring transparent and well-documented decisions and execution processes.
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Optimize the tradeoff between overall fuel and purchase power cost and market price and supply risk.
Pursue in-region capacity to enhance long-term regional reliability.
Represent the set of transactions/products available in the market.
Reduce credit riskin a market with some counter-parties in weak financial conditions.
Procure to match a difficult load profile, to the extent possible.
Hedge the gas price risk exposure in the fuel portfolio through the purchase of a set of risk management options.
Manage energy price risk through ongoing intermediate and short-term
optimization activities (e.g., optimizing the dispatch of NPC generation and/or
buying directly from the market).
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Year Ended December 31,
Change from
Change from
2006
Prior Year %
2005
Prior Year %
2004
$
2,124,081
12.8
%
$
1,883,267
5.6
%
$
1,784,092
764,850
-20.6
%
963,888
26.1
%
764,347
552,959
99.6
%
277,083
17.7
%
235,404
-100.0
%
1,586
92,322
-302.2
%
(45,668
)
-133.6
%
135,973
$
1,410,131
18.0
%
$
1,195,303
5.1
%
$
1,137,310
$
713,950
3.8
%
$
687,964
6.4
%
$
646,782
$
178,825
N/A
$
N/A
$
$
892,775
29.8
%
$
687,964
6.4
%
$
646,782
2006
2005
2004
Change
Change from
from Prior
Amount
Prior year
Amount
year
Amount
$
975,568
18.5
%
$
823,095
7.9
%
$
762,907
442,477
12.0
%
395,016
6.1
%
372,271
631,762
12.8
%
560,059
5.7
%
529,916
2,049,807
15.3
%
1,778,170
6.8
%
1,665,094
74,274
-29.3
%
105,097
-11.7
%
118,998
$
2,124,081
12.8
%
$
1,883,267
5.6
%
$
1,784,092
20,820
7.0
%
19,455
4.6
%
18,607
$
98.45
7.7
%
$
91.40
2.1
%
$
89.49
1
Primarily wholesale, as discussed below
Table of Contents
2006
2005
2004
Change from
Change from
Amount
Prior Year
Amount
Prior Year
Amount
$
764,850
-20.6
%
$
963,888
26.1
%
$
764,347
10,248
-20.5
%
12,894
4.7
%
12,319
$
74.63
-0.2
%
$
74.75
20.5
%
$
62.05
2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
552,959
99.6
%
$
277,083
17.7
%
$
235,404
12,160
50.2
%
8,094
-4.4
%
8,470
$
45.47
32.8
%
$
34.23
23.2
%
$
27.79
With the addition of Silverhawk and Lenzie it was more economical for NPC to rely on its
own generation rather than the purchase of power. As a result, the increase in volume of
MWhs generated increased significantly compared to the prior year.
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The shutdown of Mohave as of the beginning of the year increased the cost per MWh of
generated power. Although Silverhawk and Lenzie are highly efficient generation stations,
the cost of coal is substantially lower than the cost of natural gas. Mohave generation
during 2005 represented approximately 17% of total generation.
Hedging instruments purchased when gas prices were escalating as a result of the 2005
hurricanes in the southern United States increased fuel for power generation costs. The
settlement of these instruments during 2006 negatively impacted the average cost per MWh as
natural gas prices were decreasing during this period.
2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
(178,825
)
$
$
1,586
92,322
N/A
(45,668
)
N/A
135,973
$
(86,503
)
$
(45,668
)
$
137,559
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2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
11,755
-37.1
%
$
18,683
341.7
%
$
4,230
11,614
-49.9
%
23,187
304.1
%
5,738
$
23,369
-44.2
%
$
41,870
320.0
%
$
9,968
2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
218,120
3.4
%
$
211,039
14.9
%
$
183,736
$
61,899
18.9
%
$
52,040
-8.7
%
$
57,030
$
141,585
14.1
%
$
124,098
4.4
%
$
118,841
$
171,188
7.6
%
$
159,106
4.2
%
$
152,764
$
N/A
$
(14,825
)
-38.7
%
$
(24,171
)
$
17,038
25.6
%
$
13,563
-6.7
%
$
14,533
$
(33,440
)
N/A
$
N/A
$
$
(21,902
)
7.6
%
$
(20,350
)
0.7
%
$
(20,199
)
$
(16,992
)
-33.7
%
$
(25,626
)
12.2
%
$
(22,844
)
N/A
$
N/A
$
3,961
$
8,480
-0.5
%
$
8,525
27.9
%
$
6,665
Table of Contents
Table of Contents
Available Liquidity as of December 31, 2006 (in millions)
NPC
$
36.6
545.0
$
581.6
1
As of February 23, 2007, NPC had approximately $476.3
million available under its revolving credit facility.
Table of Contents
2006
2005
$
5,948
0.1
%
$
6,509
0.2
%
2,380,139
52.2
%
2,214,063
55.6
%
2,172,198
47.7
%
1,762,089
44.2
%
$
4,558,285
100
%
$
3,982,661
100
%
Payment Due by Period
2007
2008
2009
2010
2011
Thereafter
Total
$
5,948
$
7,068
$
22,138
$
7,843
$
369,734
$
1,986,113
$
2,398,844
153,962
154,367
154,228
153,812
136,782
1,261,214
2,014,365
310,988
257,739
239,361
244,305
242,671
2,868,242
4,163,306
250,201
62,833
50,075
47,107
34,438
183,550
628,204
15,979
13,867
24,267
22,037
12,148
123,783
212,081
875
3,000
3,075
3,180
3,260
65,320
78,710
6,525
7,146
6,253
5,161
3,441
64,459
92,985
$
744,478
$
506,020
$
499,397
$
483,445
$
802,474
$
6,552,681
$
9,588,495
(1)
Does not include equipment and services contracts related to
the new peaking units at Clark Generating Station, entered into in
February 2007.
Table of Contents
$39.5 million principal amount of 6.60% Clark Countys Pollution Control Refunding
Revenue Bonds, Series 1992B,
$20 million principal amount of 6.375% Coconino Countys Pollution Control Revenue Bonds, Series 1996,
$20 million principal amount of 5.80% Coconino Countys Pollution Control Revenue Bonds, Series 1997B, and
$13 million principal amount of 5.35% Coconino Countys Pollution Control Refunding
Revenue Bonds, Series 1995E.
fund the early redemption of $78 million aggregate principal amounts of NPCs 7.2%
Industrial Development Revenue Bonds, Series 1992 C, due 2022,
fund the early redemption, in June 2006, of approximately $72.2 million aggregate
principal amount of NPCs 7.75% Junior Subordinated Debentures due 2038 (when the
debentures were repaid upon redemption, the proceeds from the repayment were used to
simultaneously redeem an equal amount of the 7.75% Cumulative Quarterly Preferred
Securities of NVP Capital III, a wholly-owned subsidiary of NPC),
repay amounts outstanding under NPCs revolving credit facility.
fund the early redemption of $35 million aggregate principal amount of NPCs 8.50%
Series Z First Mortgage Bonds due 2023 plus approximately $1 million of associated
redemption premiums,
fund the early redemption of $105 million aggregate principal amount of 6.70%
Industrial Development Revenue Bonds, due 2022, and
fund the early redemption of approximately $122.5 million aggregate principal amount
of NPCs 8.20% Junior Subordinated Debentures due 2037 (when the debentures were repaid
upon redemption, the proceeds from the repayment were used to simultaneously redeem an
equal amount of the 8.20% Cumulative Quarterly Preferred Securities of NVP Capital I, a
wholly-owned subsidiary of NPC).
Table of Contents
Table of Contents
1.
Financing Authority from the PUCN. In February 2006, NPC received PUCN
authorization to enter into financings of $1.78 billion, which amount included $600
million for the revolving credit facility (described above). NPC has issued
approximately $100 million of the new debt authorized under the PUCN Order. NPCs only
remaining authority under this PUCN Order allows NPC to refinance its existing debt and
to use its $600 million revolving credit facility.
2.
Limits on Bondable Property. To the extent that NPC has the ability to issue debt
under the most restrictive covenants in its financing agreements and has financing
authority to do so from the PUCN, NPCs ability to issue secured debt is still limited
by the amount of bondable property or retired bonds that can be used to issue debt under
its General and Refunding Mortgage Indenture. As of December 31, 2006, NPC had the
capacity to issue $672 million of General and Refunding Mortgage Securities.
3.
Financial Covenants in its and SPRs financing agreements. The terms of certain
SPR debt further prohibit NPC and SPPC from incurring additional indebtedness unless
certain conditions have been met. See SPRs Limitations on Indebtedness for details of
these restrictions. In addition to the SPR debt, the terms of NPCs Series G Notes,
which mature in 2013, NPCs Series I Notes, which mature in 2012, NPCs Series L Notes,
which mature in 2015, and NPCs Second Amended and Restated Revolving Credit Facility
restrict NPC from incurring any additional indebtedness unless certain covenants are
satisfied (See Note 8, Debt Covenant and Other Restrictions). If NPCs Series G Notes,
Series I Notes, or the Series L Notes are upgraded to investment grade by both Moodys
and S&P, these restrictions will be suspended and will no longer be in effect so long as
the applicable series of securities remains investment grade.
1.
70% of net utility property additions
2.
the principal amount of retired General and Refunding Mortgage Securities, and/or
3.
the principal amount of first mortgage bonds retired after October 2001.
Table of Contents
Rating Agency
DBRS
Fitch
Moodys
S&P
Sr.Secured Debt
BBB (low)*
BBB-*
Bal
BB+
Sr.Unsecured Debt
Not rated
BB
Not rated
B
*
Ratings are investment grade
Table of Contents
Table of Contents
Year Ended December 31,
Change from
Change from
2006
Prior Year
2005
Prior Year
2004
$
1,020,162
5.5
%
$
967,427
9.7
%
$
881,908
210,068
17.8
%
178,270
15.9
%
153,752
$
1,230,230
7.4
%
$
1,145,697
10.6
%
$
1,035,660
$
344,590
-2.1
%
$
352,098
15.5
%
$
304,955
247,626
6.0
%
233,653
4.3
%
224,074
160,739
14.1
%
140,850
15.9
%
121,526
47,043
480.1
%
8,110
14.9
%
7,060
6,947
-1027.5
%
(749
)
-81.9
%
(4,136
)
$
806,945
9.9
%
$
733,962
12.3
%
$
653,479
$
639,259
7.6
%
$
593,861
10.8
%
$
536,089
167,686
19.7
%
140,101
19.3
%
117,390
$
806,945
9.9
%
$
733,962
12.3
%
$
653,479
$
380,903
2.0
%
$
373,566
8.0
%
$
345,819
42,382
11.0
%
38,169
5.0
%
36,362
$
423,285
2.8
%
$
411,735
7.7
%
$
382,181
2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
319,140
12.9
%
$
282,655
13.4
%
$
249,287
370,617
13.9
%
325,456
10.3
%
294,956
299,163
-10.3
%
333,621
12.8
%
295,882
988,920
5.0
%
941,732
12.1
%
840,125
31,242
21.6
%
25,695
-38.5
%
41,783
$
1,020,162
5.5
%
$
967,427
9.7
%
$
881,908
8,711
-5.7
%
9,234
1.0
%
9,143
$
113.53
11.3
%
$
101.99
11.0
%
$
91.89
Table of Contents
2006
2005
2004
Change
Change
from Prior
from Prior
Amount
year
Amount
year
Amount
$
120,734
25.4
%
$
96,292
18.5
%
$
81,262
54,316
22.6
%
44,286
13.5
%
39,019
20,509
21.0
%
16,953
37.4
%
12,336
195,559
24.1
%
157,531
18.8
%
132,617
11,650
-34.5
%
17,786
-1.9
%
18,122
2,859
-3.2
%
2,953
-2.0
%
3,013
$
210,068
17.8
%
$
178,270
15.9
%
$
153,752
15,058
1.6
%
14,819
6.6
%
13,896
$
12.99
22.2
%
$
10.63
11.4
%
$
9.54
Table of Contents
2006
2005
2004
Change from
Change from
Amount
Prior Year
Amount
Prior Year
Amount
$
344,590
-2.1
%
$
352,098
15.5
%
$
304,955
5,334
-2.0
%
5,441
-4.9
%
5,719
$
64.60
-0.2
%
$
64.71
21.4
%
$
53.32
2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
247,626
6.0
%
$
233,653
4.3
%
$
224,074
4,059
-7.3
%
4,379
-4.9
%
4,605
$
61.01
14.3
%
$
53.36
9.7
%
$
48.66
2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
160,739
14.1
%
$
140,850
15.9
%
$
121,526
17,491
5.4
%
16,592
-6.1
%
17,673
$
9.19
8.2
%
$
8.49
23.4
%
$
6.88
Table of Contents
2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
47,043
N/A
$
8,110
14.9
%
$
7,060
6,947
N/A
(749
)
-81.9
%
(4,136
)
$
53,990
$
7,361
$
2,924
2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
6,471
294.8
%
$
1,639
-4.6
%
$
1,718
5,505
266.0
%
1,504
-47.2
%
2,849
$
11,976
281.0
%
$
3,143
-31.2
%
$
4,567
Table of Contents
2006
2005
2004
Change from
Change from
Amount
Prior year
Amount
Prior year
Amount
$
141,350
7.2
%
$
131,901
3.0
%
$
128,091
$
31,273
17.2
%
$
26,690
22.0
%
$
21,877
$
87,279
-3.6
%
$
90,569
4.3
%
$
86,806
$
71,869
3.8
%
$
69,240
-2.9
%
$
71,312
$
N/A
$
(2,396
)
-78.2
%
$
(10,999
)
$
5,142
38.0
%
$
3,727
-30.6
%
$
5,367
$
(5,996
)
-15.5
%
$
(7,092
)
38.2
%
$
(5,133
)
$
(9,412
)
58.5
%
$
(5,940
)
74.4
%
$
(3,406
)
$
N/A
$
N/A
$
1,929
$
N/A
$
N/A
$
47,092
$
8,422
12.4
%
$
7,493
30.9
%
$
5,726
Table of Contents
Table of Contents
Available Liquidity as of December 31, 2006 (in millions)
SPPC
$
53.3
340.6
$
393.9
1
As of February 23, 2007, SPPC had approximately $331.1
million available under its revolving credit facility. Additionally,
if necessary, SPPC has the ability to issue additional debt, as
discussed under Limitations on Indebtedness.
2006
2005
$
2,400
0.1
%
$
52,400
3.00
%
1,070,858
54.7
%
941,804
53.1
%
50,000
2.8
%
884,737
45.2
%
727,777
41.1
%
$
1,957,995
100.0
%
$
1,771,981
100
%
Table of Contents
Payment Due by Period
2007
2008
2009
2010
2011
Thereafter
Total
$
2,400
$
322,400
$
80,600
$
$
$
668,250
$
1,073,650
61,979
49,235
38,386
38,377
38,377
402,091
628,445
163,165
125,161
98,028
93,836
95,231
1,308,566
1,883,987
201,068
85,018
73,392
48,418
48,418
361,358
817,672
13,121
13,121
10,635
10,297
8,931
7,587
778
36,587
74,815
$
452,368
$
592,111
$
299,337
$
188,218
$
182,804
$
2,776,852
$
4,491,690
Table of Contents
$17.5 million principal amount of 6.65% Washoe Countys Gas Facilities Refunding Revenue Bonds, Series 1987
$20 million principal amount of 6.55% Washoe Countys Gas Facilities Refunding Revenue Bonds, Series 1990
$21.2 million principal amount of 6.70% Washoe Countys Gas Facilities Refunding Revenue Bonds, Series 1992
$75 million principal amount of 6.65% Washoe Countys Water Facilities Refunding Revenue Bonds, Series 1987
$45 million principal amount of 6.30% Washoe Countys Gas and Water Facilities
Refunding Revenue Bonds, Series 1987
$30 million principal amount of 5.90% Washoe Countys Gas and Water Facilities
Refunding Revenue Bonds, Series 1993B
$9.8 million principal amount of 5.90% Washoe Countys Water Facilities Refunding Revenue Bonds, Series 1993A
$39.5 million principal amount of 6.55% Humboldt Countys Pollution Control Refunding Revenue Bonds, Series 1987
$10.25 million principal amount of 6.30% Humboldt Countys Pollution Control Refunding
Revenue Bonds, Series 1992A
fund the early redemption of $110 million aggregate principal amount of SPPCs
Collateralized Medium Term 6.95% to 8.61% Series A Notes due 2022;
fund the early redemption of $58 million aggregate principal amount of SPPCs
Collateralized Medium Term 7.10% to 7.14% Series B Notes due 2023;
pay for maturing debt of $30 million aggregate principal amount of SPPCs Collateralized
Medium Term 6.81% to 6.83% Series C Notes due 2006; and
pay for $51 million in connection with the redemption of $50 million of SPPCs Series A
Preferred Stock (two million shares of stock were redeemed at a redemption price per share
of $25.683, plus accrued dividends to the redemption date of $.4875 per share).
pay for maturing debt of $20 million aggregate principal amount of SPPCs Collateralized
Medium Term 6.62% to 6.65% Series C Notes due 2006.
Table of Contents
1.
Financing Authority from the PUCN. In February 2006, SPPC received PUCN
authorization to enter into financings of $1.36 billion which amount includes $350
million for the revolving credit facility (described above). SPPC has issued $21
million of the new debt authorized in the PUCN Order. SPPCs remaining authority under
this PUCN Order allows SPPC to use its $350 million revolving credit facility, to issue
$349 million in new debt, and to refinance existing debt as specified in the order.
2.
Limits on Bondable Property. To the extent that SPPC has the ability to issue
debt under the most restrictive covenants in its financing agreements and has financing
authority to do so from the PUCN, SPPCs ability to issue secured debt is still limited
by the amount of bondable property or retired bonds that can be used to issue debt under
the General and Refunding Mortgage Indenture. As of December 31, 2006, SPPC has the
capacity to issue $381 million of General and Refunding Mortgage Securities.
3.
Financial Covenants in its and SPRs financing agreements. The terms of certain
SPR debt further prohibit SPPC and NPC from incurring additional indebtedness unless
certain conditions have been met. See SPRs Limitations on Indebtedness for details of
these restrictions. In addition to the SPR debt, the terms of SPPCs Series H Notes and
SPPCs Amended and Restated Revolving Credit Agreement restrict SPPC from issuing
additional indebtedness unless certain covenants are satisfied. See Note 8, Debt
Covenant and Other Restrictions.
1.
70% of net utility property additions;
2.
the principal amount of retired General and Refunding Mortgage Securities; and/or
3.
the principal amount of first mortgage bonds retired after October 2001.
Table of Contents
Rating Agency
DBRS
Fitch
Moodys
S&P
Sr.Secured Debt
BBB (low)*
BBB-*
Ba1
BB+
*
Ratings are investment grade
Table of Contents
NPC 2007 Deferred Energy Rate Case and BTER Update
Application to create a new DEAA rate and to update the going forward BTER. In this
application, NPC requests to decrease rates by $33.2 million, a decrease of 1.6% while
recovering $75 million of deferred fuel and purchased power costs. NPC has requested the
amortization to begin June 1, 2007 and to continue for a fourteen month period.
NPC 2007 Western Energy Crisis Rate Case
Table of Contents
NPC 2006 General Rate Case
SPPC 2006 Nevada Electric Deferred Energy Rate Case and BTER Update
SPPC 2006 Nevada Western Energy Crisis Rate Case
NPC 2001 Deferred Energy Case
NPC 2006 Deferred Energy Rate Case and BTER Update
SPPC 2006 Nevada Natural Gas and Propane Deferred Energy Rate Case and BTER Update
SPPC 2005 Nevada Electric Deferred Energy Rate Case and BTER Update
Table of Contents
Application to create a new electric DEAA rate and to update the electric BTER. In
April 2006, the PUCN approved a new Electric BTER, which will increase purchased fuel and
power revenues by an estimated $31 million. In June 2006, the PUCN approved a negotiated
settlement, which granted SPPC full recovery of $46.7 million in deferred costs during a
two year period beginning July 2006.
SPPC 2005 Nevada Electric General Rate Case
Application to reset electric general rates. In April, 2006, the PUCN authorized a 10.6%
ROE and 8.96% ROR and ordered SPPC to reduce general revenues for electric services by
approximately $14 million.
SPPC 2005 Nevada Gas General Rate Case
Application to reset gas general rates. In April 2006, the PUCN authorized a 10.6% ROE
and 7.98% ROR and ordered SPPC to increase general revenues for gas services by
approximately $4.5 million.
SPPC 2006 California Energy Cost Adjustment Clause Rate Case
Application to reset energy rates. The total request sought to collect an additional
$11.2 million annually for deferred and going forward costs related to fuel and power
purchases. The two requested rate increases total 16.5%. In October 2006, the CPUC
approved the application as filed, with an effective date of November 1, 2006.
SPPC 2005 California General Rate Case
Application to reset General Rates. In August 2006, the CPUC approved a settlement
agreement, which beginning on September 2006, allowed SPPC to collect an estimated $4.1
million of additional general revenues.
Increase annual general revenues by $172.4 million which is approximately an 8% increase
Set the Return on Equity and Rate of Return at 11.40% and 9.41%, respectively
Recover 100% of the amortization of the 1999 NPC/SPPC merger costs rather than
the 80% recovery that is currently in general rates
Implement the PUCNs previous orders regarding incentive ratemaking for the
Chuck Lenzie Generating Station
Implement new depreciation rates
Table of Contents
Requested approval to construct the following supply side resources:
1.
Two 750 MW critical coal fired generation units at the
proposed Ely Energy Center in White Pine County, Nevada estimated to be in
service by 2011 and 2013 respectively. Also, part of this project is a
250-mile 500 kV transmission line to integrate the new generation into both
NPCs and SPPCs systems and to allow delivery of geothermal resources from
Northern Nevada to NPC and solar powered generation from Southern Nevada to
SPPC.
Table of Contents
2.
Construction of 600 MW of gas fired combustion turbine
peaking generation, 400 MW in service by 2008 and 200 MW in service by 2009.
Requested the PUCN to designate the Ely Energy Center and the 500kV
transmission intertie as critical facilities under Nevada regulations and
requested incentive ratemaking treatment including CWIP in rate base during
construction and, upon completion, a 2% enhanced ROE and accumulation of
depreciation expense in a regulatory asset account from the time the plants are
placed in service until they are included in rates.
Outlined initiatives, including NPC ownership positions in renewable energy
projects, which are expected to enable NPC to meet Nevadas Portfolio Standards.
Requested approval of four new demand side programs and to increase spending
on eight existing demand side programs.
Outlined NPCs ten-year $4.7 billion budget for all of the proposed
initiatives.
Incentive ratemaking treatment for the initial $300 million project
development costs.
NPCs request for a specific enhanced ROE in this docket; however, NPC stated
it would resubmit a request for an enhanced ROE in a future filing.
Supply Side Resources
1.
PUCN granted the Utilities request to proceed with the
development of Phase I of the Ely Energy Center and accompanying transmission
line. The PUCN also approved the Utilities request of $300 million for
development activities associated with the Ely Energy Center with a limitation
of $155 million placed on expenditures until the Utilities have obtained the
final air permit. The PUCN approved the request to initially allocate the
costs between NPC and SPPC using an 80/20 cost allocation, respectively.
Furthermore, the PUCN granted NPCs request for critical facility designation,
thereby allowing it to qualify for incentives to be determined at a later
date.
The PUCN also directed the Utilities, upon receipt of the air permit, to
prepare and submit a subsequent filing in the form of a resource plan amendment
(Ely Energy Center Amendment) in which they will ask for PUCN approval to
proceed with the construction of the Ely Energy Center and transmission line
based on detailed engineering, construction and cost estimates, and a refined
project schedule.
2.
The PUCN approved NPCs request to construct 600 MW of
nominally rated quick start combustion turbine units at the Clark Station at a
cost of approximately $395 million, with approximately 400 MWs of peaking
capacity to be installed prior to the summer of 2008 and approximately 200 MWs
of additional peaking capacity to installed prior to the summer of 2009.
Table of Contents
Table of Contents
Electric general revenue increase: $27 million or 3.4% effective May 1, 2006
Gas general revenue increase: $8.3 million or 5.4%, effective May 1, 2006
Electric Return on Equity and Rate of Return: 11.4% and 9.27% respectively
Gas Return on Equity and Rate of Return: 11.4% and 8.29% respectively
Approval to continue to recover an allocated amount of the 1999 NPC/SPPC
merger costs from Electric customers
Approval to recover an allocated amount of the 1999 NPC/SPPC merger costs from Gas customers
New depreciation rates for Gas and Electric facilities
Electric general revenue decrease: approximately $14 million annually or 1.5% effective May 1, 2006.
Gas general revenue increase: $4.5 million annually or 2.3%, effective May 1, 2006.
Electric Return on Equity and Rate of Return: 10.6% and 8.96% respectively.
Gas Return on Equity and Rate of Return: 10.6% and 7.98% respectively.
Approval to continue recovery of SPPCs allocated amount of the 1999 NPC/SPPC
merger costs and goodwill from Electric customers.
Approval to recover an allocated amount of the 1999 NPC/SPPC merger costs and
goodwill from Gas customers.
New depreciation rates for Gas and Electric facilities.
Deferred recovery of legal expenses related to the Enron purchased power contract litigation.
Requested approval to construct two 750 MW critical coal fired generation
units at the proposed Ely Energy Center in White Pine County, Nevada estimated to
be in service by 2011 and 2013 respectively. Also, part of this project is a
250-mile 500 kV transmission line to integrate the new generation into both NPCs
and SPPCs systems and to allow delivery of geothermal resources from Northern
Nevada to NPC and solar powered generation from Southern Nevada to SPPC. The
Utilities are currently estimating that 80% of the costs will be allocated to NPC
and 20% will be allocated to SPPC.
Requested the PUCN to designate the Ely Energy Center and the 500kV
transmission intertie as critical facilities under Nevada regulations and
requested incentive ratemaking treatment including CWIP in rate base during
construction and, upon completion, a 2% enhanced ROE and accumulation of
depreciation expense in a regulatory asset account from the time the plants are
placed in service until they are included in rates.
Requested approval to make certain enhancements to SPPCs existing fleet of
generators.
Provided a $3.8 billion total estimate for the Ely Energy Center and outlines
SPPCs cost for other proposed initiatives totaling approximately $15 million.
Incentive ratemaking treatment for the initial $300 million project
development costs.
SPPCs request for a specific enhanced ROE in this docket; however, SPPC
stated it would resubmit a request for an enhanced ROE in a future filing.
Table of Contents
Supply Side Resources
The PUCN granted the Utilities request to proceed with the development of Phase I
of the Ely Energy Center and accompanying transmission line. The PUCN also approved
the Utilities request of $300 million for development activities associated with
the Ely Energy Center with a limitation of $155 million placed on expenditures
until the Utilities have obtained the final air permit. The PUCN approved the
request to initially allocate the costs between NPC and SPPC using an 80/20 cost
allocation, respectively. Furthermore, the PUCN granted SPPCs request for critical
facility designation, thereby allowing it to qualify for incentives to be
determined at a later date.
Table of Contents
Fair
2007
2008
2009
2010
2011
Thereafter
Total
Value
$
$
$
$
$
$
549,209
$
549,209
$
568,541
7.75
%
7.75
%
$
15
$
15
$
$
$
364,000
$
1,776,835
$
2,140,865
$
2,246,234
8.17
%
8.17
%
8.14
%
6.58
%
6.85
%
$
$
$
15,000
$
$
$
192,500
$
207,500
$
207,500
3.63
%
3.57
%
3.57
%
$
2,400
$
322,400
$
80,600
$
$
$
400,000
$
805,400
$
819,744
6.40
%
7.99
%
5.01
%
6.06
%
6.73
%
$
$
$
$
$
$
268,250
$
268,250
$
268,250
3.62
%
3.62
%
$
2,415
$
322,415
$
95,600
$
$
364,000
$
3,186,794
$
3,971,224
$
4,110,269
Table of Contents
Expected Maturity Date
Fair
2006
2007
2008
2009
2010
Thereafter
Total
Value
$
$
$
$
$
$
659,142
$
659,142
$
689,131
7.86
%
7.86
%
$
15
$
17
$
13
$
162,500
$
$
1,741,048
$
1,903,593
$
1,979,608
8.17
%
8.17
%
8.17
%
10.88
%
7.20
%
7.52
%
$
15,000
$
150,000
$
100,000
$
265,000
$
265,000
1.74
%
5.50
%
1.74
%
3.87
%
$
52,400
$
2,400
$
322,400
$
80,420
$
$
537,250
$
994,870
$
1,013,385
6.73
%
6.40
%
7.99
%
5.01
%
6.75
%
7.01
%
$
52,415
$
2,417
$
322,413
$
257,920
$
150,000
$
3,037,440
$
3,822,605
$
3,947,124
Table of Contents
Table of Contents
Reno, Nevada
Reno, Nevada
March 1, 2007
Table of Contents
Nevada Power Company
Las Vegas, Nevada
Reno, Nevada
March 1, 2007
Table of Contents
Sierra Pacific Power Company
Reno, Nevada
Reno, Nevada
March 1, 2007
Table of Contents
CONSOLIDATED BALANCE SHEETS
(Dollars in Thousands)
December 31,
2006
2005
$
7,954,337
$
6,801,916
2,333,357
2,169,316
5,620,980
4,632,600
466,018
765,005
6,086,998
5,397,605
34,325
82,771
115,709
172,735
67,245
415,082
413,234
168,260
253,697
5,825
103,757
88,445
27,305
50,226
55,546
15,968
45,054
31,580
26,544
933,207
1,123,005
469
22,877
382,286
255,312
845
263,170
249,261
223,218
668,624
568,145
7,586
122,911
67,106
63,395
42,176
107,330
1,777,546
1,267,165
$
8,832,076
$
7,870,546
$
2,622,297
$
2,060,154
50,000
4,001,542
3,817,122
6,623,839
5,927,276
8,348
58,909
282,463
263,100
56,426
58,585
73
1,043
33,146
32,186
5,914
3,159
129,041
123,065
16,580
6,290
6,540
129,000
60,349
56,724
576,074
754,867
791,428
451,924
35,218
38,625
34,075
38,224
91,895
170,061
226,420
71,810
10,746
15,605
301,903
284,438
140,478
117,716
1,632,163
1,188,403
$
8,832,076
$
7,870,546
Table of Contents
CONSOLIDATED INCOME STATEMENTS
(Dollars in Thousands, Except Per Share Amounts)
Year ended December 31,
2006
2005
2004
$
3,144,243
$
2,850,694
$
2,666,000
210,068
178,270
153,752
1,639
1,278
5,044
3,355,950
3,030,242
2,824,796
1,109,440
1,315,986
1,069,302
800,585
510,736
459,478
160,739
140,850
121,526
1,586
139,365
(37,558
)
143,033
6,947
(749
)
(4,136
)
11,695
(178,825
)
367,198
363,802
335,998
93,172
78,730
78,907
228,875
214,662
205,922
91,571
39,185
22,739
48,086
45,920
44,888
2,867,153
2,671,564
2,490,938
488,797
358,678
333,858
18,226
20,322
5,948
27,898
27,442
25,332
(54,000
)
(5,890
)
(47,092
)
33,440
62,927
37,123
41,200
35,313
(23,497
)
(18,645
)
(13,770
)
(54,034
)
(3,933
)
4,689
102,083
12,386
4,530
590,880
371,064
338,388
294,488
302,668
313,305
(17,221
)
(35,170
)
33,719
24,171
37,998
(17,119
)
(24,691
)
(8,587
)
311,088
284,927
307,546
279,792
86,137
30,842
1,629
2,341
3,900
3,900
$
277,451
$
82,237
$
28,571
$
1.34
$
0.46
$
0.17
$
$
$
0.01
$
1.33
$
0.44
$
0.16
208,531,134
185,548,314
183,080,475
209,020,896
185,932,504
183,400,303
Table of Contents
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)
(Dollars in Thousands)
Year ended December 31,
2006
2005
2004
$
277,451
$
82,237
$
28,571
(2,146
)
1,763
2,106
(4,311
)
29,404
2,106
(6,457
)
31,167
$
279,557
$
75,780
$
59,738
Table of Contents
CONSOLIDATED STATEMENTS OF COMMON SHAREHOLDERS EQUITY
(Dollars in Thousands)
Year ended December 31,
2006
2005
2004
$
200,792
$
117,469
$
117,236
20,238
83,323
233
221,030
200,792
117,469
2,220,896
1,818,453
1,815,202
260,600
405,767
563
(857
)
(6,486
)
119
1,690
2,605
3,043
998
2,483,244
2,220,896
1,818,453
(355,883
)
(438,112
)
(466,683
)
277,451
82,237
28,571
(8
)
(78,432
)
(355,883
)
(438,112
)
(5,651
)
806
(30,361
)
(2,146
)
1,763
2,106
(4,311
)
29,404
(3,545
)
(5,651
)
806
$
2,622,297
$
2,060,154
$
1,498,616
Table of Contents
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Dollars in Thousands)
Table of Contents
CONSOLIDATED STATEMENTS OF CAPITALIZATION
(Dollars in Thousands, Except Per Share Amounts)
December 31
2006
2005
$
221,030
$
200,792
2,483,244
2,220,896
(78,432
)
(355,883
)
(3,545
)
(5,651
)
2,622,297
2,060,154
50,000
35,000
39,500
105,000
78,000
1,000
39,500
45,000
92,500
20,000
10,250
9,800
30,000
21,200
50,000
110,000
58,000
744,750
162,500
350,000
350,000
130,000
130,000
227,500
227,500
250,000
250,000
210,000
370,000
325,000
1,862,500
1,120,000
(Continued)
Table of Contents
CONSOLIDATED STATEMENTS OF CAPITALIZATION
(Dollars in Thousands, Except Per Share Amounts)
December 31
2006
2005
320,000
320,000
100,000
100,000
300,000
80,000
80,000
800,000
500,000
15,000
15,000
100,000
100,000
39,500
40,000
13,000
150,000
207,500
265,000
49,750
58,700
75,000
84,800
268,250
14,000
14,000
13,000
6,300
6,300
44,000
44,000
76,750
76,750
85,000
85,000
20,000
52,285
52,285
20,000
278,335
331,335
74,170
99,142
250,039
335,000
225,000
225,000
549,209
659,142
(11,813
)
(3,495
)
122,548
72,165
194,713
50,479
56,921
(8,348
)
(58,909
)
5,430
7,665
4,001,542
3,817,122
$
6,623,839
$
5,927,276
Table of Contents
CONSOLIDATED BALANCE SHEETS
(Dollars in Thousands)
Table of Contents
CONSOLIDATED INCOME STATEMENTS
(Dollars in Thousands)
Year ended December 31,
2006
2005
2004
$
2,124,081
$
1,883,267
$
1,784,092
764,850
963,888
764,347
552,959
277,083
235,404
1,586
92,322
(45,668
)
135,973
(178,825
)
218,120
211,039
183,736
61,899
52,040
57,030
141,585
124,098
118,841
91,781
46,425
45,135
28,118
25,535
25,550
1,772,809
1,654,440
1,567,602
351,272
228,827
216,490
11,755
18,683
4,230
21,902
20,350
20,199
(3,961
)
33,440
16,992
25,626
22,844
(8,480
)
(8,525
)
(6,665
)
(25,729
)
(17,570
)
(11,437
)
49,880
38,564
25,210
401,152
267,391
241,700
171,188
159,106
152,764
(14,825
)
(24,171
)
17,038
13,563
14,533
(11,614
)
(23,187
)
(5,738
)
176,612
134,657
137,388
$
224,540
$
132,734
$
104,312
Table of Contents
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)
(Dollars in Thousands)
Year ended December 31,
2006
2005
2004
$
224,540
$
132,734
$
104,312
(1,460
)
1,277
965
(2,769
)
2,239
965
(4,229
)
3,516
$
225,505
$
128,505
$
107,828
Table of Contents
CONSOLIDATED STATEMENTS OF COMMON SHAREHOLDERS EQUITY
(Dollars in Thousands)
December 31,
2006
2005
2004
$
1
$
1
$
1
1,808,848
1,576,794
1,377,106
197,998
119
1,690
33,521
200,000
231,935
2,042,369
1,808,848
1,576,794
(43,422
)
(140,898
)
(199,837
)
224,540
132,734
104,312
(48,917
)
(35,258
)
(45,373
)
132,201
(43,422
)
(140,898
)
(3,338
)
891
(2,625
)
(1,460
)
1,277
965
(2,769
)
2,239
(2,373
)
(3,338
)
891
$
2,172,198
$
1,762,089
$
1,436,788
Table of Contents
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Dollars in Thousands)
Table of Contents
CONSOLIDATED STATEMENTS OF CAPITALIZATION
(Dollars in Thousands, Except Per Share Amounts)
December 31
2006
2005
$
1
$
1
2,042,369
1,808,848
132,201
(43,422
)
(2,373
)
(3,338
)
2,172,198
1,762,089
35,000
39,500
105,000
78,000
257,500
162,500
350,000
350,000
130,000
130,000
227,500
227,500
250,000
250,000
210,000
370,000
325,000
1,862,500
1,120,000
15,000
15,000
100,000
100,000
39,500
40,000
13,000
150,000
207,500
265,000
14,000
14,000
13,000
6,300
6,300
44,000
44,000
76,750
76,750
85,000
85,000
20,000
52,285
52,285
20,000
278,335
331,335
(12,757
)
(4,942
)
122,548
72,165
194,713
50,479
56,921
(5,948
)
(6,509
)
30
45
2,380,139
2,214,063
$
4,552,337
$
3,976,152
Table of Contents
CONSOLIDATED BALANCE SHEETS
(Dollars in Thousands)
December 31,
2006
2005
$
2,766,672
$
2,695,427
1,057,165
1,041,107
1,709,507
1,654,320
227,500
66,799
1,937,007
1,721,119
609
842
53,260
38,153
14,871
170,106
180,973
40,278
38,956
67,342
5,825
42,990
41,608
10,927
27,822
8,912
28,751
11,184
9,547
336,335
455,170
22,697
40,725
845
109,699
93,957
106,666
228,255
205,578
2,207
39,025
17,981
12,693
7,356
15,372
533,886
369,170
$
2,807,837
$
2,546,301
$
884,737
$
727,777
50,000
1,070,858
941,804
1,955,595
1,719,581
2,400
52,400
89,743
56,661
11,769
7,200
10,993
6,736
968
15,209
14,032
9,055
49,673
8,881
21,832
38,391
6,455
3,407
3,541
39,216
12,125
10,299
204,916
266,070
278,515
244,244
20,005
21,793
20,624
23,156
31,855
72,005
124,254
40,269
3,685
15,015
130,605
110,911
37,783
33,257
647,326
560,650
$
2,807,837
$
2,546,301
Table of Contents
CONSOLIDATED INCOME STATEMENTS
(Dollars in Thousands)
Table of Contents
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)
(Dollars in Thousands)
Year ended December 31,
2006
2005
2004
$
57,709
$
52,074
$
18,577
(686
)
600
861
(1,173
)
(123
)
861
(1,859
)
477
$
58,570
$
50,215
$
19,054
Table of Contents
CONSOLIDATED STATEMENTS OF COMMON SHAREHOLDERS EQUITY
(Dollars in Thousands)
December 31,
2006
2005
2004
$
4
$
4
$
4
810,103
810,103
713,633
18,888
96,470
31,462
75,000
935,453
810,103
810,103
(80,538
)
(104,779
)
(119,456
)
57,709
52,074
18,577
(1,366
)
(975
)
(3,900
)
(3,900
)
(24,619
)
(23,933
)
(49,789
)
(80,538
)
(104,779
)
(1,792
)
67
(410
)
(686
)
600
861
(1,173
)
(123
)
(931
)
(1,792
)
67
$
884,737
$
727,777
$
705,395
Table of Contents
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Dollars in Thousands)
Table of Contents
CONSOLIDATED STATEMENTS OF CAPITALIZATION
(Dollars in Thousands, Except Per Share Amounts)
December 31
2006
2005
$
4
$
4
935,453
810,103
(49,789
)
(80,538
)
(931
)
(1,792
)
884,737
727,777
50,000
1,000
39,500
45,000
92,500
20,000
10,250
9,800
30,000
21,200
50,000
110,000
58,000
487,250
320,000
320,000
100,000
100,000
300,000
80,000
80,000
800,000
500,000
49,750
58,700
75,000
84,800
268,250
(392
)
(666
)
(2,400
)
(52,400
)
5,400
7,620
1,070,858
941,804
$
1,955,595
$
1,719,581
Table of Contents
Table of Contents
OTHER REGULATORY ASSETS AND LIABILITIES
AS OF DECEMBER 31, 2006
As of
Remaining
Receiving Regulatory Treatment
Pending
December
(dollars in thousands)
Amortization
Earning a
Not Earning
Regulatory
2006
31, 2005
DESCRIPTION
Period
Return(1)
a Return
Treatment
Total
Total
Term of Related Debt
$
87,154
$
$
$
87,154
$
57,804
52,456
52,456
2026
21,582
(3,747
)
17,835
28,280
Various thru 2015
11,545
5,190
16,735
13,136
Various thru 2029
35,236
6,155
610
42,001
43,502
Various thru 2031
2,876
2,876
3,058
16,112
16,112
14,904
2012
23,983
23,983
28,497
2016
28,916
28,916
32,569
2016
15,884
15,884
17,951
2046
293,199
293,199
281,739
Thru 2009
979
880
1,859
2,459
Thru 2012
2,574
50,701
53,275
24,144
8,376
8,376
9,558
Thru 2017
1,708
2,363
3,892
7,963
10,544
$
187,637
$
347,397
$
133,590
$
668,624
$
568,145
223,218
223,218
$
187,637
$
347,397
$
356,808
$
891,842
$
568,145
Various
$
283,641
$
$
$
283,641
$
246,960
Various thru 2008
4,531
4,531
11,285
Various thru 2012
745
745
536
17,542
2008
1,038
1,038
2,049
2008
2,722
2,722
6,066
8,775
8,775
2008
326
125
451
$
292,677
$
326
$
8,900
$
301,903
$
284,438
Table of Contents
OTHER REGULATORY ASSETS AND LIABILITIES
AS OF DECEMBER 31, 2006
As of
Remaining
Receiving Regulatory Treatment
Pending
December
(dollars in thousands)
Amortization
Earning a
Not Earning
Regulatory
2006
31, 2005
DESCRIPTION
Period
Return
(1)
a Return
Treatment
Total
Total
Term of Related Debt
$
60,026
$
$
$
60,026
$
39,392
52,456
52,456
2026
21,582
(3,747
)
17,835
28,280
Various thru 2015
11,545
5,190
16,735
13,136
11,081
11,081
10,204
2012
14,665
14,665
17,459
2014
20,237
20,237
22,838
2014
7,397
7,397
8,417
2044
184,386
184,386
189,088
42,636
42,636
19,048
8,376
8,376
9,558
2008
649
3,890
4,539
5,147
$
108,467
$
212,020
$
119,882
$
440,369
$
362,567
$
113,646
$
113,646
$
108,467
$
212,020
$
233,528
$
554,015
$
362,567
Various
$
162,196
$
$
$
162,196
$
144,164
Various thru 2008
4,531
4,531
11,285
Various thru 2012
745
745
536
17,542
3,701
3,701
125
125
$
167,472
$
$
3,826
$
171,298
$
173,527
Table of Contents
OTHER REGULATORY ASSETS AND LIABILITIES
AS OF DECEMBER 31, 2006
As of
Remaining
Receiving Regulatory Treatment
Pending
December
(dollars in thousands)
Amortization
Earning a
Not Earning
Regulatory
2006
31, 2005
DESCRIPTION
Period
Return (1)
a Return
Treatment
Total
Total
Term of Related Debt
$
27,128
$
$
$
27,128
$
18,412
Various thru 2029
35,236
6,155
610
42,001
43,502
Various thru 2031
2,876
2,876
3,058
5,031
5,031
4,700
2012
9,318
9,318
11,038
2016
8,679
8,679
9,731
2016
8,487
8,487
9,534
2046
108,813
108,813
92,651
Thru 2009
979
880
1,859
2,459
Thru 2012
2,574
8,065
10,639
5,096
Various thru 2017
1,059
2,363
2
3,424
5,397
$
79,170
$
135,377
$
13,708
$
228,255
$
205,578
106,666
106,666
$
79,170
$
135,377
$
120,374
$
334,921
$
205,578
Various
$
121,445
$
$
$
121,445
$
102,796
2008
1,038
1,038
2,049
2008
2,722
2,722
6,066
5,074
5,074
2008
326
326
$
125,205
$
326
$
5,074
$
130,605
$
110,911
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December 31, 2006
NPC
SPPC
SPPC
SPR
Description
Electric
Electric
Gas
Total
Unamortized balances approved for collection in current rates
(Reinstatement of deferred energy)
(1)
$
178,825
$
$
$
178,825
(effective 4/05, 2 years)
(4,067
)
(4,067
)
(effective 6/05, 27 months)
6,034
6,034
(effective 4/05, 2 years)
6,347
6,347
(effective 8/06, 2 years)
153,720
153,720
(effective 7/06, 2 years)
27,657
27,657
(effective 12/06, 1 year)
902
902
72,280
16,220
88,500
9,956
9,956
1,693
(14,479
)
(1,014
)
(13,800
)
80,095
16,265
96,360
$
488,893
$
61,653
$
(112
)
(3)
$
550,434
$
129,304
$
38,956
$
$
168,260
359,589
22,697
382,286
(112
)
(112
)
$
488,893
$
61,653
$
(112
)
$
550,434
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December 31, 2005
NPC
SPPC
SPPC
SPR
Description
Electric
Electric
Gas
Total
Unamortized balances approved for collection in current rates
(effective 5/03, 3 years)
$
(1,199
)
$
$
$
(1,199
)
(effective 4/05, 2 years)
48,564
48,564
(effective 6/05, 27 months)
23,208
23,208
(effective 4/05, 2 years)
71,490
71,490
(effective 6/05, 1 year)
9,101
9,101
(effective 11/05, 1 year)
4,454
4,454
(effective 11/04, 2 years)
36
36
(effective 11/05, 1 year)
130
130
171,447
41,180
212,627
6,699
6,699
26,647
6,768
2,050
35,465
83,993
21,111
105,104
$
400,942
$
108,067
$
6,670
$
515,679
$
186,355
$
67,342
$
$
253,697
5,825
5,825
214,587
40,725
255,312
845
845
$
400,942
$
108,067
$
6,670
$
515,679
(1)
Amount not in current rates. As discussed in Note 13, Commitments and Contingencies,
Nevada Power Company 2001 Deferred Energy Case.
(2)
Amounts related to claims for terminated supply contracts are discussed in Note 13,
Commitments and Contingencies.
(3)
Credits represent over-collections, that is, the extent to which gas or fuel and
purchased power costs recovered through rates exceed actual gas or fuel and purchased
power costs
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Adjustments to
Regulatory
Before
Adopt SFAS
Accounting
Balance after
Adoption
158
Adjustments
Adoption
$
55,921
$
(55,921
)
$
$
$
$
$
114,261
$
114,261
$
$
(1,482
)
$
$
(1,482
)
$
(9,809
)
$
(99,454
)
$
$
(109,263
)
$
(46,112
)
$
156,857
$
(114,261
)
$
(3,516
)
Adjustments to
Regulatory
Before
Adopt SFAS
Accounting
Balance after
Adoption
158
Adjustment
Adoption
$
10,182
$
(10,182
)
$
$
$
$
$
108,956
$
108,956
$
(52,778
)
$
(56,178
)
$
$
(108,956
)
$
42,596
$
66,360
$
(108,956
)
$
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NPC
SPPC
Total
Reconciling
December 31, 2006
Electric
Electric
Electric
Gas
All Other
Eliminations
Consolidated
$
2,124,081
$
1,020,162
3,144,243
$
210,068
$
1,639
$
3,355,950
351,272
108,908
460,180
11,109
17,508
488,797
91,781
20,020
111,801
3,550
(23,780
)
91,571
141,585
79,580
221,165
7,699
11
228,875
171,188
66,416
237,604
5,453
51,431
294,488
5,987,515
2,476,483
8,463,998
275,294
36,724
56,060
8,832,076
670,441
282,641
953,082
32,937
986,019
NPC
SPPC
Total
Reconciling
December 31, 2005
Electric
Electric
Electric
Gas
All Other
Eliminations
Consolidated
$
1,883,267
$
967,427
$
2,850,694
$
178,270
$
1,278
$
3,030,242
228,827
107,213
336,040
9,091
13,547
358,678
46,425
24,209
70,634
1,829
(33,278
)
39,185
124,098
82,676
206,774
7,893
(5
)
214,662
159,106
63,040
222,146
6,200
74,322
302,668
5,173,921
2,218,938
7,392,859
245,707
150,324
81,656
7,870,546
546,748
121,767
668,515
17,879
686,394
NPC
SPPC
Total
Reconciling
December 31, 2004
Electric
Electric
Electric
Gas
All Other
Eliminations
Consolidated
$
1,784,092
$
881,908
$
2,666,000
$
153,752
$
5,044
$
2,824,796
216,490
103,513
320,003
7,732
6,123
333,858
45,135
12,740
57,875
2,238
(37,374
)
22,739
118,841
79,298
198,139
7,508
275
205,922
152,764
64,729
217,493
6,583
89,229
313,305
4,883,540
2,226,949
7,110,489
232,092
120,607
65,279
7,528,467
482,484
117,329
599,813
14,598
614,411
2006
2005
2004
$
53,260
$
53,024
$
35,783
19,265
21,124
2,800
9,367
8,372
$
56,060
$
81,656
$
65,279
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Increase annual general revenues by $172.4 million which is approximately an 8% increase
Set the Return on Equity and Rate of Return at 11.40% and 9.41%, respectively
Recover 100% of the amortization of the 1999 NPC/SPPC merger costs rather than the
80% recovery that is currently in general rates
Implement the PUCNs previous orders regarding incentive ratemaking for the Chuck Lenzie Generating Station
Implement new depreciation rates
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recovery of $147.6 million, with a carrying charge, and a $48.1 million disallowance;
a three-year amortization of the balance commencing on May 19, 2003;
a reduction in the Base Tariff Energy Rate (BTER) to an effective
non-residential rate of $0.04322 per kWh, and an effective residential rate of
$0.04186 per kWh.
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Electric general revenue increase: $27 million or 3.4% effective May 1, 2006
Gas general revenue increase: $8.3 million or 5.4%, effective May 1, 2006
Electric Return on Equity and Rate of Return: 11.4% and 9.27% respectively
Gas Return on Equity and Rate of Return: 11.4% and 8.29% respectively
Approval to continue to recover an allocated amount of the 1999 NPC/SPPC merger costs from Electric customers
Approval to recover an allocated amount of the 1999 NPC/SPPC merger costs from Gas customers
New depreciation rates for Gas and Electric facilities
Electric general revenue decrease: approximately $14 million annually or 1.5% effective May 1, 2006.
Gas general revenue increase: $4.5 million annually or 2.3%, effective May 1, 2006.
Electric Return on Equity and Rate of Return: 10.6% and 8.96% respectively.
Gas Return on Equity and Rate of Return: 10.6% and 7.98% respectively.
Approval to continue recovery of SPPCs allocated amount of the 1999 NPC/SPPC
merger costs and goodwill from Electric customers.
Approval to recover an allocated amount of the 1999 NPC/SPPC merger costs and goodwill from Gas customers.
New depreciation rates for Gas and Electric facilities.
Deferred recovery of legal expenses related to the Enron purchased power contract litigation
SPPC was allowed to recover a $40 million increase in annual rates.
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SPPC was allowed a Return on Equity (ROE) of 10.25%, and an overall Rate of Return
(ROR) of 9.26%, an improvement over SPPCs previous ROE and ROR, which were 10.17% and
8.61%, respectively. SPPC had sought an ROE of 12.4% and ROR of 10.03%.
The agreement accepted SPPCs requested accounting treatment as filed in its
application for purposes of recording revenues, expenses and assets with the following
exception. Accounting issues common to SPPCs general rate case and NPCs general rate
case that was decided by the PUCN in March 2004, in Docket No. 03-10001, are treated as
set forth in the PUCNs Order on NPCs general rate case, except for merger costs. The
accounting treatment for merger costs and goodwill established in the NPC decision will
apply to the recovery of these costs by SPPC, except that SPPC will include in rates
100% of the costs as filed until recovery is reset by the PUCN in SPPCs next general
rate application.
Required SPPC to file a set of recommended quality of service and customer service
measurements to be used in future general rate case proceedings. In July 2004, SPPC and
NPC jointly filed with the PUCN their recommended quality of service and customer
service measurements.
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December 31,
2006
2005
$
590
$
30,898
12,891
13,281
5,101
4,948
5,841
4,184
5,179
11,559
22,624
$
34,325
$
82,771
(1)
Tuscarora Gas Pipeline Company (TGPC), which is wholly owned by SPR, sold its interest in
Tuscarora Gas Transmission Company during December 2006 for approximately $100 million. The
gain on the sale of the investment was approximately $40.9 million after taxes.
December 31,
2006
2005
$
12,891
$
13,281
5,101
4,948
5,841
4,184
5,179
$
22,176
$
29,249
December 31,
2006
2005
$
609
$
842
Construction
%
Plant
Accumulated
Net Plant
Work in
Joint Facility
Owned
in Service
Depreciation
in Service
Progress
11.3
$
240,350
$
127,507
$
112,843
$
562
32.2
127,970
79,425
48,545
7,538
75.0
235,241
27,097
208,144
60
$
603,561
$
234,029
$
369,532
$
8,160
50.0
$
293,236
$
171,660
$
121,576
$
9,132
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SPR Holding Co. and
NPC
SPPC
Other Subs.
SPR Consolidated
$
5,948
$
2,400
$
$
8,348
7,068
322,400
329,468
22,138
80,600
102,738
7,843
7,843
369,734
369,734
412,731
405,400
818,131
1,986,113
668,250
549,209
3,203,572
2,398,844
1,073,650
549,209
4,021,703
(12,757
)
(392
)
1,336
(11,813
)
$
2,386,087
$
1,073,258
$
550,545
$
4,009,890
$39.5 million principal amount of Clark Countys Pollution Control Refunding Revenue Bonds, Series 1992B,
$20 million principal amount of Coconino Countys Pollution Control Revenue Bonds, Series 1996,
$20 million principal amount of Coconino Countys Pollution Control Revenue Bonds, Series 1997B, and
$13 million principal amount of Coconino Countys Pollution Control Revenue Bonds, Series 1995E.
Table of Contents
fund the early redemption of $78 million aggregate principal amounts of NPCs 7.2%
Industrial Development Revenue Bonds, Series 1992 C, due 2022,
fund the early redemption, in June 2006, of approximately $72.2 million aggregate
principal amount of NPCs 7.75% Junior Subordinated Debentures due 2038 (when the
debentures were repaid upon redemption, the proceeds from the repayment were used to
simultaneously redeem an equal amount of the 7.75% Cumulative Quarterly Preferred
Securities of NVP Capital III, a wholly-owned subsidiary of NPC),
repay amounts outstanding under NPCs revolving credit facility.
fund the early redemption of $35 million aggregate principal amount of NPCs 8.50%
Series Z First Mortgage Bonds due 2023 plus approximately $1 million of associated
redemption premiums,
fund the early redemption of $105 million aggregate principal amount of 6.70%
Industrial Development Revenue Bonds, due 2022, and
fund the early redemption of approximately $122.5 million aggregate principal amount
of NPCs 8.20% Junior Subordinated Debentures due 2037 (when the debentures were repaid
upon redemption, the proceeds from the
repayment were used to simultaneously redeem an equal amount of the 8.20% Cumulative
Quarterly Preferred Securities of NVP Capital I, a wholly-owned subsidiary of NPC).
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$17.5 million principal amount of 6.65% Washoe Countys Gas Facilities Refunding Revenue Bonds, Series 1987
$20 million principal amount of 6.55% Washoe Countys Gas Facilities Refunding Revenue Bonds, Series 1990
$21.2 million principal amount of 6.70% Washoe Countys Gas Facilities Refunding Revenue Bonds, Series 1992
$75 million principal amount of 6.65% Washoe Countys Water Facilities Refunding Revenue Bonds, Series 1987
$45 million principal amount of 6.30% Washoe Countys Gas and Water Facilities Refunding
Revenue Bonds, Series 1987
$30 million principal amount of 5.90% Washoe Countys Gas and Water Facilities Refunding
Revenue Bonds, Series 1993B
$9.8 million principal amount of 5.90% Washoe Countys Water Facilities Refunding Revenue Bonds, Series 1993A
$39.5 million principal amount of 6.55% Humboldt Countys Pollution Control Refunding Revenue Bonds, Series 1987
$10.25 million principal amount of 6.30% Humboldt Countys Pollution Control Refunding
Revenue Bonds, Series 1992A
fund the early redemption of $110 million aggregate principal amount of SPPCs
Collateralized Medium Term 6.95% to 8.61% Series A Notes due 2022;
fund the early redemption of $58 million aggregate principal amount of SPPCs
Collateralized Medium Term 7.10% to 7.14% Series B Notes due 2023;
pay for maturing debt of $30 million aggregate principal amount of SPPCs Collateralized
Medium Term 6.81% to 6.83% Series C Notes due 2006;
pay for $51 million in connection with the redemption of $50 million of SPPCs Series A
Preferred Stock (two million shares of stock were redeemed at a redemption price per share
of $25.683, plus accrued dividends to the redemption date of $.4875 per share); and
pay for maturing debt of $20 million aggregate principal amount of SPPCs Collateralized
Medium Term 6.62% to 6.65% Series C Notes due 2006.
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$
5,933
7,053
7,138
7,843
5,734
16,778
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The following notes and credit agreement limit the amount of payments in respect of
common stock that NPC may make to SPR:
o
NPCs
5
7
/
8
General and Refunding Mortgage Notes, Series L, due 2015, which were issued in November 2004,
o
NPCs Revolving Credit Agreement, which was amended and
restated in November 2005,
o
NPCs 6
1
/
2
% General and Refunding Mortgage Notes, Series I, due 2012, which were issued in April 2004, and
o
NPCs 9% General and Refunding Mortgage Notes, Series G, due 2013, which were issued in August 2003.
o
those payments do not exceed $60 million for any one calendar year,
o
those payments comply with any regulatory restrictions then applicable to NPC, and
o
the ratio of consolidated cash flow to fixed charges for NPCs most
recently ended four full fiscal quarters immediately preceding the date of payment
is at least 1.75 to 1.
o
under the Series G, Series I and Series L Notes, $25 million from the
date of the issuance of the Series G, Series I and Series L Notes, respectively.
o
Under the Second Amended and Restated Revolving Credit Facility, $50
million from the date of the establishment of the Amended and Restated Revolving
Credit Facility.
i.
there are no defaults or events of default with respect to the
Series G, I and L Notes or the Revolving NPC Credit Agreement,
ii.
NPC has a ratio of consolidated cash flow to fixed charges for
NPCs most recently ended four full fiscal quarters immediately preceding the
payment date of at least 2 to 1, and
iii.
the total amount of such dividends is less than:
the sum of 50% of NPCs consolidated net income measured on a annual basis
cumulative of all quarters from the date of issuance of the applicable series
of Notes, the Bond or Credit Agreement, plus
100% of NPCs aggregate net cash proceeds from contributions to its common
equity capital or the issuance or sale of certain equity or convertible debt
securities of NPC, plus
the lesser of cash return of capital or the initial amount of certain restricted investments, plus
the fair market value of NPCs investment in certain subsidiaries.
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The following notes and credit facility limit the amount of payments in respect of
common stock that SPPC may make to SPR:
o
SPPCs Revolving Credit Agreement, which was amended and restated in November 2005, and
o
SPPCs 6
1
/
4
% General and Refunding Mortgage Notes, Series H, due 2012, which were issued in April 2004.
o
those payments do not exceed $50 million for any one calendar year,
o
those payments comply with any regulatory restrictions then applicable to SPPC, and
o
the ratio of consolidated cash flow to fixed charges for SPPCs most
recently ended four full fiscal quarters immediately preceding the date of payment
is at least 1.75 to 1.
i.
there are no defaults or events of default with respect to the
Series H Notes or the SPPC Revolving Credit Agreement,
ii.
SPPC has a ratio of consolidated cash flow to fixed charges for
SPPCs most recently ended four full fiscal quarters immediately preceding the
payment date of at least 2 to 1, and
iii.
the total amount of such dividends is less than:
the sum of 50% of SPPCs consolidated net income measured on a annual basis
cumulative of all quarters from the date of issuance of the Series H Notes or
the establishment of the Revolving Credit Agreement, plus
100% of SPPCs aggregate net cash proceeds from contributions to its common
equity capital or the issuance or sale of certain equity or convertible debt
securities of SPPC, plus
the lesser of cash return of capital or the initial amount of certain restricted investments, plus
the fair market value of SPPCs investment in certain subsidiaries.
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Rating Agency
DBRS
Fitch
Moodys
S&P
Sr. Unsecured Debt
BB (low)
BB-
B1
B
Sr. Secured Debt
BBB (low)*
BBB-*
Bal
BB+
Sr. Unsecured Debt
Not rated
BB
Not rated
B
Sr. Secured Debt
BBB (low)*
BBB-*
Bal
BB+
*
Ratings are investment grade
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December 31, 2006
December 31, 2005
Fair Value
Fair Value
(dollars in millions)
(dollars in millions)
SPR
NPC
SPPC
SPR
NPC
SPPC
$
27.3
$
16.4
$
10.9
$
50.2
$
22.4
$
27.8
$
7.6
$
5.4
$
2.2
$
$
$
$
34.9
$
21.8
$
13.1
$
50.2
$
22.4
$
27.8
$
123.1
$
84.7
$
38.4
$
16.6
$
10.1
$
6.5
$
10.8
$
7.1
$
3.7
$
$
$
$
133.9
$
91.8
$
42.1
$
16.6
$
10.1
$
6.5
$
122.9
$
83.9
$
39.0
$
(15.6
)
$
(.6
)
$
(15.0
)
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2006
2005
2004
$
5,914
$
3,159
$
(161
)
5,914
3,159
(161
)
144,919
43,833
24,448
494
1,688
(775
)
145,413
45,521
23,673
(2,315
)
(2,123
)
(2,196
)
(3,407
)
(3,439
)
(3,266
)
$
145,605
$
43,118
$
18,050
$
91,571
$
39,185
$
22,739
54,034
3,933
(4,689
)
$
145,605
$
43,118
$
18,050
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2006
2005
2004
$
279,792
$
86,137
$
30,842
145,605
43,118
18,050
425,397
129,255
48,892
35
%
35
%
35
%
148,889
45,239
17,112
4,709
4,559
4,834
(6,379
)
(7,113
)
(2,082
)
(3,407
)
(3,439
)
(3,266
)
2,600
2,230
6,332
2,132
2,786
338
(945
)
(3,684
)
(3,764
)
2,619
455
(632
)
$
145,605
$
43,118
$
21,400
34.2
%
33.3
%
43.8
%
(3,350
)
$
145,605
$
43,118
$
18,050
34.2
%
33.3
%
36.9
%
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2006
2005
$
227,834
$
247,135
71,820
10,190
32,163
59,522
31,113
25,862
1,586
11,303
508
63,427
22,128
19,765
387,152
437,204
15,111
17,426
18,964
20,798
34,075
38,224
421,227
475,428
(732
)
(984
)
$
420,495
$
474,444
$
540,338
$
560,702
192,653
180,488
101,375
20,139
64,791
44,819
899,157
806,148
263,170
249,262
$
1,162,327
$
1,055,410
$
512,737
$
369,928
229,095
211,038
$
741,832
$
580,966
2006
2005
$
106,175
$
98,330
156,995
150,931
263,170
249,261
15,111
17,426
18,964
20,798
34,075
38,224
$
229,095
$
211,037
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Expiration
Deferred Tax Asset
Valuation Allowance
Net Deferred Tax Asset
Period
$
213,024
$
$
213,024
2020-2023
1,058
1,058
2008-2013
3,764
3,764
2021-2025
8,696
8,696
indefinite
1,292
732
560
2007-2011
$
227,834
$
732
$
227,102
2006
2005
2004
$
4,865
$
3,159
$
6
4,865
3,159
6
114,741
63,873
58,762
268
(449
)
(67
)
115,009
63,424
58,695
(745
)
(778
)
(499
)
(1,619
)
(1,810
)
(1,630
)
$
117,510
$
63,995
$
56,572
$
91,781
$
46,425
$
45,135
25,729
17,570
11,437
$
117,510
$
63,995
$
56,572
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2006
2005
2004
$
224,540
$
132,734
$
104,312
117,510
63,995
56,572
342,050
196,729
160,884
35
%
35
%
35
%
119,718
68,855
56,309
2,192
1,880
2,144
(4,114
)
(6,539
)
(1,481
)
(1,619
)
(1,810
)
(1,630
)
1,646
1,386
1,732
(1,666
)
1,353
223
(502
)
$
117,510
$
63,995
$
56,572
34.4
%
32.5
%
35.2
%
Table of Contents
2006
2005
$
137,344
$
129,420
29,997
(530
)
21,014
34,320
21,844
18,424
1,586
11,303
(4
)
43,737
14,207
12,797
225,988
249,471
5,259
6,005
8,192
9,063
13,451
15,068
239,439
264,539
(732
)
(984
)
$
238,707
$
263,555
$
345,135
$
349,056
171,113
140,330
59,092
11,061
43,299
28,169
618,639
528,616
153,471
155,304
153,471
155,304
$
772,110
$
683,920
$
393,383
$
280,129
140,020
140,236
$
533,403
$
420,365
2006
2005
$
55,177
$
54,371
98,294
100,933
153,471
155,304
5,259
6,005
8,192
9,063
13,451
15,068
$
140,020
$
140,236
Table of Contents
Expiration
Type of Carryforward
Deferred Tax Asset
Valuation Allowance
Net Deferred Tax Asset
Period
$
125,681
$
$
125,681
2020-2023
9
9
2008
1,666
1,666
2021-2025
8,696
8,696
indefinite
1,292
732
560
2007-2011
$
137,344
$
732
$
136,612
2006
2005
2004
$
28,497
$
67,291
$
690
28,497
67,291
690
2,464
(38,074
)
3,676
226
2,136
(708
)
2,690
(35,938
)
2,968
(1,570
)
(1,345
)
(1,697
)
(1,788
)
(1,629
)
(1,636
)
$
27,829
$
28,379
$
325
$
23,570
$
26,038
$
14,978
4,259
2,341
(14,653
)
$
27,829
$
28,379
$
325
Table of Contents
2006
2005
2004
$
57,709
$
52,075
$
18,577
27,829
28,379
325
85,538
80,454
18,902
35
%
35
%
35
%
29,938
28,159
6,616
2,517
2,678
2,691
(2,265
)
(574
)
(601
)
(1,788
)
(1,629
)
(1,636
)
954
844
506
338
(945
)
(3,684
)
(2,097
)
232
(154
)
(217
)
$
27,829
$
28,379
$
3,675
32.5
%
35.3
%
19.4
%
(3,350
)
$
27,829
$
28,379
$
325
32.5
%
35.3
%
1.7
%
Table of Contents
2006
2005
$
6,233
$
6,127
39,191
9,997
11,149
25,202
9,269
7,438
200
19,378
7,761
6,658
73,803
74,800
9,852
11,421
10,772
11,735
20,624
23,156
$
94,427
$
97,956
$
195,203
$
211,645
21,540
40,158
41,346
9,079
14,035
9,193
272,124
270,075
109,699
93,957
$
381,823
$
364,032
$
198,321
$
195,275
89,075
70,801
$
287,396
$
266,076
Table of Contents
2006
2005
$
50,998
$
43,959
58,701
49,998
109,699
93,957
9,852
11,421
10,772
11,735
20,624
23,156
$
89,075
$
70,801
Expiration
Type of Carryforward
Deferred Tax Asset
Valuation Allowance
Net Deferred Tax Asset
Period
$
5,184
$
$
5,184
2020-2023
1,049
1,049
2010-2013
$
6,233
$
$
6,233
Other Postretirement
Pension Benefits
Benefits
2006
2005
2006
2005
$
625,451
$
519,785
$
179,184
$
162,013
23,033
18,481
3,533
3,281
36,627
32,248
10,283
9,858
1,445
1,180
(18,713
)
71,536
(10,770
)
10,258
(20,960
)
(20,257
)
(11,998
)
(8,112
)
N/A
N/A
(515
)
(65
)
2,935
695
723
11
$
645,373
$
625,451
$
171,162
$
179,184
Table of Contents
Pension Benefits
Other Postretirement Benefits
2006
2005
2006
2005
6.00
%
5.75
%
6.00
%
5.75
%
4.50
%
4.50
%
N/A
N/A
Effect on the postretirement benefit obligation
2006
2005
$
18,823
$
21,237
$
(15,657
)
$
(17,410
)
Other Postretirement
Pension Benefits
Benefits
2006
2005
2006
2005
$
488,766
$
436,291
$
53,223
$
50,484
(1,766
)
34,424
55,706
8,015
386
32,329
17,026
12,550
10,928
1,445
1,303
(20,960
)
(20,257
)
(11,998
)
(8,112
)
(299
)
$
534,260
$
488,766
$
63,235
$
53,223
Target Allocation Percentage of Plan Assets at Year End
Asset Category
2007
2006
2005
60
%
60
%
60
%
39
39
39
1
1
1
100
%
100
%
100
%
Table of Contents
Target Allocation Percentage of Plan Assets at Year End
2007
2006
2005
60
%
60
%
60
%
39
39
39
1
1
1
100
%
100
%
100
%
Other Postretirement
Pension Benefits
Benefits
Funded Status, end of year:
2006
2005
2006
2005
$
534,260
$
488,767
$
63,236
$
53,223
$
(645,373
)
$
(625,451
)
$
(172,192
)
$
(179,184
)
$
(111,113
)
$
(136,684
)
$
(108,956
)
$
(125,961
)
N/A
166,157
N/A
77,919
N/A
14,543
N/A
1,228
N/A
N/A
6,405
368
15,332
4,101
$
(110,745
)
$
59,348
$
(108,956
)
$
(36,308
)
Other Postretirement
Pension Benefits
Benefits
Amounts recognized in the statement
of financial position consist of:
2006
2005
2006
2005
$
N/A
$
N/A
(1,482
)
N/A
N/A
(109,263
)
N/A
(108,956
)
N/A
N/A
$
75,769
N/A
N/A
N/A
(16,421
)
N/A
$
(36,308
)
N/A
(7,950
)
N/A
N/A
N/A
15
N/A
N/A
N/A
7,935
N/A
N/A
$
(110,745
)
$
59,348
$
(108,956
)
$
(36,308
)
Table of Contents
Other Postretirement
Pension Benefits
Benefits
Amounts recognized as other
regulatory assets:
2006
2005
2006
2005
$
101,674
N/A
$
102,413
N/A
12,587
N/A
1,107
N/A
N/A
5,436
N/A
$
114,261
N/A
$
108,956
N/A
Other
Pension Benefits
Postretirement
Benefits
$
7,184
$
3,259
1,629
122
969
Projected Benefit Obligation Exceeds
Accumulated Benefit Obligation Exceeds
the
Fair Value of Plans Assets
the
Fair Value of Plans Assets
2006
2005
2006
2005
$
645,373
$
625,451
$
25,890
$
27,225
23,768
24,703
534,260
488,766
Pension Benefits
Other Postretirement Benefits
$
1,482
$12,465
Pension Benefits
Other
Postretirement Benefits
Expected Federal
Gross
Subsidy
23,595
9,209
597
24,903
9,812
670
26,668
10,372
770
28,684
11,028
853
30,887
11,611
843
196,777
66,337
4,993
Table of Contents
Pension Benefits
Other Postretirement Benefits
2006
2005
2004
2006
2005
2004
$
23,033
$
18,481
$
17,988
$
3,533
$
3,281
$
3,058
36,627
32,248
30,273
10,283
9,858
9,258
(40,729
)
(36,167
)
(30,632
)
(4,919
)
(3,862
)
(4,100
)
9,778
6,454
8,971
4,614
3,782
4,129
1,892
1,714
1,714
122
63
63
969
969
969
723
11
$
30,601
$
23,453
$
28,314
$
14,602
$
14,102
$
13,377
Pension Benefits
Other Postretirement Benefits
2006
2005
2004
2006
2005
2004
$
12,900
$
10,328
$
9,770
$
1,052
$
887
$
798
17,466
15,064
13,824
2,105
1,977
1,892
(18,265
)
(16,025
)
(12,564
)
(1,079
)
(832
)
(885
)
940
758
844
1,677
1,499
1,499
122
63
63
4,636
2,995
4,069
969
969
969
723
11
$
18,414
$
14,584
$
16,598
$
4,109
$
3,833
$
3,681
Pension Benefits
Other Postretirement Benefits
2006
2005
2004
2006
2005
2004
$
8,989
$
7,470
$
7,540
$
2,417
$
2,264
$
2,135
18,224
16,526
15,820
8,114
7,793
7,284
(21,617
)
(19,418
)
(17,558
)
(3,715
)
(2,929
)
(3,114
)
3,646
2,994
3,252
212
212
213
4,880
3,320
4,715
$
10,688
$
8,110
$
10,730
$
10,462
$
10,122
$
9,557
Table of Contents
Pension Benefits
Other Postretirement Benefits
2006
2005
2004
2006
2005
2004
5.75
%
6.10
%
6.00
%
5.75
%
6.10
%
6.00
%
8.25
%
8.25
%
8.50
%
8.25
%
8.25
%
8.50
%
4.50
%
4.50
%
4.50
%
N/A
N/A
N/A
One percentage point change:
2006
2005
2004
1,669
1,872
1,845
(1,360
)
(1,503
)
(1,486
)
Table of Contents
2006
2005
2004
Weighted-
Weighted-
Weighted-
Average
Average
Average
Exercise
Exercise
Exercise
Nonqualified Stock Options
Shares
Price
Shares
Price
Shares
Price
1,077,772
$
14.38
1,227,950
$
15.91
1,371,869
$
16.33
176,416
$
13.29
169,036
$
10.10
45,000
$
7.29
55,000
$
5.69
28,000
$
6.83
18,000
$
5.39
$
291,214
$
18.73
170,919
$
17.41
1,199,188
$
14.66
1,077,772
$
14.38
1,227,950
$
15.91
$
571,190
$
$
147,240
$
$
33,920
$
246,798
$
$
36,750
$
$
111,011
943,085
$
15.25
928,368
$
15.07
1,215,450
$
15.99
$
4.82
$
5.52
$
4.96
(1)
The fair value of each nonqualified option has been estimated on the date of grant
using the Black-Scholes option pricing model with the following assumptions used for
grants issued in 2006, 2005 and 2004:
Average
Average
Average
Dividend
Expected
Risk-
Average Expected
Year of Option Grant
Yield
Volatility
Free Rate of Return
Life
0.00
%
27.06
%
4.51
%
6 years
0.00
%
39.56
%
2.32
%
10 years
0.00
%
52.60
%
4.79
%
10 years
Options Outstanding
Options Exercisable
Weighted
Number
Number Vested and
Average
Outstanding at
Remaining
Weighted Average
Exercisable at
Year of Grant
Exercise Price
12/31/06
Contractual Life
Exercise Price
12/31/06
$
19.97
3,188
< 1 year
$
19.97
3,188
$
24.93
15,840
1 years
$
24.93
15,840
$
25.35
36,440
2 years
$
25.35
36,440
$
16.00
400,000
2.6 - 3 years
$
16.00
400,000
$
15.08
151,540
4 - 4.9 years
$
15.08
151,540
$
14.05
241,360
5 - 5.9 years
$
14.05
241,360
$
7.29
25,000
7.5 years
$
7.29
25,000
$
10.10
149,404
8.2 - 8.4 years
$
10.10
69,717
$
13.29
176,416
9.1 years
$
13.29
5.03 years
4.12 years
$
3,136,677
$
1,975,871
Table of Contents
2/7/2006
2/7/2005
1/16/2004
675,056
214,596
280,082
$
10.03
$
9.58
$
7.99
Average
Average Risk-
Weighted
Average
Expected
Free Rate of
Average Fair
Year
Dividend Yield
Volatility
Return
Value
0.00
%
39.03
%
4.57
%
$
13.93
Table of Contents
Average
Average
Average
Risk-Free
Weighted
Dividend
Expected
Rate of
Average
Year
Yield
Volatility
Return
Fair Value
0.00
%
19.73
%
4.95
%
$
2.62
0.00
%
35.87
%
2.23
%
$
2.65
0.00
%
52.60
%
1.79
%
$
2.24
Purchased Power
NPC
SPPC
SPR
(1)
$
310,988
$
163,165
$
462,402
257,739
125,161
368,810
239,361
98,028
323,215
244,305
93,836
323,882
242,671
95,231
323,541
2,868,242
1,308,566
3,925,708
Table of Contents
Coal and Gas
Transportation
NPC
SPPC
Total
NPC
SPPC
Total
$
202,156
$
127,037
$
329,193
$
48,045
$
74,031
$
122,076
26,019
26,919
52,938
36,814
58,099
94,913
13,261
24,964
15,138
36,814
48,428
85,242
10,293
10,293
36,814
48,418
85,232
34,438
48,418
82,856
183,550
361,358
544,908
Long Term Service Agreements (1)
Lenzie
Silverhawk
Total
$
11,258
$
4,721
$
15,979
11,258
2,609
13,867
11,258
13,009
24,267
11,258
10,779
22,037
9,062
3,086
12,148
90,340
33,443
123,783
Operating Leases
NPC
SPPC
Total
$
6,525
$
10,635
$
17,160
7,146
10,297
17,443
6,253
8,931
15,184
5,161
7,587
12,748
3,441
778
4,219
64,459
36,587
101,046
Table of Contents
Table of Contents
Table of Contents
Table of Contents
Table of Contents
Table of Contents
Table of Contents
Table of Contents
Amount
Shares Outstanding
Preferred Stock
2006
2005
2006
2005
$
$
50,000
2,000,000
$
$
50,000
2,000,000
Table of Contents
Year ended December 31,
2006
2005
2004
$
279,792
$
86,137
$
30,842
$
$
$
1,629
$
277,451
$
62,198
$
18,310
$
$
20,039
$
10,261
$
277,451
$
82,237
$
28,571
208,531,134
140,334,552
117,331,365
45,213,762
65,749,110
208,531,134
185,548,314
183,080,475
$
1.34
$
0.46
$
0.17
$
$
$
0.01
$
1.33
$
0.44
$
0.16
$
$
0.44
$
0.16
$
279,792
$
86,137
$
30,842
$
$
$
1,629
$
277,451
$
82,237
$
28,571
208,531,134
140,334,552
117,331,365
91,119
47,255
24,949
113,456
187,810
242,679
30,754
21,193
15,028
3,345
3,925
15,028
251,088
124,007
22,144
45,213,762
65,749,110
209,020,896
185,932,504
183,400,303
$
1.34
$
0.46
$
0.17
$
$
$
0.01
$
1.33
$
0.44
$
0.16
(1)
The denominator does not include stock equivalents resulting from the options
issued under the Nonqualified stock option plan for the years ended December 31, 2006,
2005, and 2004, due to conversion prices being higher than market prices for all
periods. Under the nonqualified stock option plan for the years ended December 31,
2006, 2005, and 2004, 932,946, 917,623 and 1,146,728 shares, respectively, would be
included. The denominator also does not include stock equivalents resulting from the
conversion of the Corporate PIES, for the year ended December 31, 2004. The amounts that
would be included in the calculation, if the conversion price were met would be 17.3
million shares.
Table of Contents
Table of Contents
SIERRA PACIFIC RESOURCES
2006 Quarter Ended
Revised
Revised
Revised
March
June
September
December
$
707,056
$
821,919
$
1,081,967
$
745,008
$
59,577
$
90,683
$
283,793
(1)
$
54,744
$
2,217
$
29,202
$
222,246
$
26,127
$
1,242
$
27,836
$
222,246
$
26,127
$
0.01
$
0.15
$
1.05
$
0.12
$
0.01
$
0.14
$
1.05
$
0.12
2005 Quarter Ended
Revised
Revised
Revised
March
June
September
December
$
648,996
$
701,038
$
959,126
$
721,082
$
58,953
$
80,894
$
162,750
$
56,081
$
(8,511
)
$
10,026
$
61,993
(3)
$
22,629
$
(9,486
)
$
9,051
$
61,018
$
21,654
$
(0.07
)
$
0.05
$
0.34
$
0.12
$
(0.08
)
$
0.05
$
0.33
$
0.11
(1)
In the third quarter of 2006, operating income includes the reinstatement of deferred
energy of approximately $180 million.
(2)
In the fourth quarter of 2006, income from continuing operations includes a gain of
$62.9 million due to the sale of TGPCs partnership interest in TGTC.
(3)
In the third quarter of 2005, income from continuing operations includes a charge of
$54 million for the inducement for debt conversion.
(4)
In the fourth quarter of 2005, income from continuing operations includes the reversal
of $20.9 million in interest charges as a result of settlements with terminated suppliers.
(5)
Operating Income and Income from Continuing Operations differs from amounts previously
reported in the March 31, June 30, and September 30, 2006 10Qs by a reduction of ($9),
($48), and ($15), respectively, due to SPCOM being classified as assets held for use
rather than as discontinued operation. See Note 18 Discontinued Operations and Disposal
and Impairment of Long-Lived Assets.
Table of Contents
(6)
Operating Income and Income from Continuing Operations differs from amounts previously
reported in the March 31, June 30 and September 2005 10Qs by $5, $1 and ($134),
respectively, due to SPCOM being classified as assets held for use rather than as
discontinued operations. See Note 18 Discontinued Operations and Disposal and Impairment
of Long-lived Assets.
NEVADA POWER
2006 Quarter Ended
March
June
September
December
$
381,275
$
543,869
$
776,235
$
422,702
$
25,663
$
62,019
$
244,920
(1)
$
18,670
$
(3,296
)
$
28,456
$
211,113
$
(11,733
)
2005 Quarter Ended
March
June
September
December
$
354,134
$
451,384
$
675,181
$
402,568
$
23,265
$
54,031
$
126,173
$
25,358
$
(8,033
)
$
20,969
$
99,472
$
20,326
(2)
(1)
In the third quarter of 2006, operating income includes the reinstatement of deferred
energy costs of approximately $180 million.
(2)
In the fourth quarter of 2005, income from continuing operations includes the reversal
of $17.7 million in interest charges as a result of settlements with terminated suppliers.
SIERRA PACIFIC POWER
2006 Quarter Ended
March
June
September
December
$
325,497
$
277,319
$
305,445
$
321,969
$
29,991
$
24,803
$
36,543
$
28,680
$
13,272
$
8,999
$
20,028
$
15,410
$
12,297
$
7,633
$
20,028
$
15,410
2005 Quarter Ended
March
June
September
December
$
294,548
$
249,335
$
283,683
$
318,131
$
29,519
$
21,710
$
38,139
$
26,936
$
12,137
$
4,899
$
21,858
$
13,180
(1)
$
11,162
$
3,924
$
20,883
$
12,205
(1)
In the fourth quarter of 2005, income includes the reversal of $3.2 million in interest
expense due to the settlement with Enron.
Table of Contents
Reno, Nevada
Reno, Nevada
March 1, 2007
Table of Contents
179
180
181
182
183
184
185
186
187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
Table of Contents
Table of Contents
Assess the performance of individuals against key organizational objectives and reward
performance that either meets or exceeds those objectives.
Ensure continuity of superior performance and retention of key executives.
Attract qualified candidates.
Cash Compensation
o
Salary
o
Short Term Incentive Plan (STIP)
o
Cash allowance
Equity CompensationLong Term Incentive Plan (LTIP)
o
Non-Qualified Stock Options
o
Performance Shares
Retirement Plans
o
Pension Plan (Qualified Plan)
o
Non-Qualified Restoration Plan
o
Non-Qualified Supplemental Executive Retirement Plan (SERP)
o
Non Qualified Deferred Compensation Program
Table of Contents
o
the incentive compensation set and paid in recent years;
o
the desire to ensure that a substantial portion of total compensation is based upon performance;
o
the relative importance of the corporate, business unit and individual goals in any given year; and
o
competitive information, analyses and recommendations provided by Towers Perrin.
Table of Contents
Table of Contents
30
%
30
%
20
%
20
%
Table of Contents
total shareholder return against the Dow Jones Utility Index;
recovery of deferred energy disallowed in NPCs 2001 Deferred Energy Case;
restoration of investment grade status for the Utilities senior secured debt;
a satisfactory achievement of regulatory and litigation milestones as measured by the Board;
restoration of the common stock dividend; and
attaining Public Utilities Commission of Nevada approval and securing all necessary
licenses and permits required to commence construction of the Ely Energy Center.
Table of Contents
Performance
Shares
Earned
0% of grant
50% of grant
100% of grant
150% of grant
(1.325% x Final Average Earnings x Benefit Accrual Service) + (0.475% x Excess
Compensation x Benefit Accrual Service up to 35 year maximum)
Table of Contents
Housing Allowances (for alternate work locations)
Executive Physical Programs
Tax gross ups on specific expenses
Table of Contents
Change in
Non-
Qualified and
Equity
Non-Qualified
All Other
Stock Awards
Option
Incentive
Deferred
Compensation
Name and Principal
Bonus ($)
($)
Awards ($)
Plan ($)
Compensation
($)
Position
Year
Salary ($)
(1)
(2)
(2)
(3)
($)(6)
(7)
Total ($)
2006
$
743,654
$
333,333
$
1,998,892
$
$
594,750
$
1,719,679
$
180,705
$
5,571,013
President, and
Chief
Executive
Officer
2006
$
373,846
$
$
260,466
$
376,527
$
200,000
$
196,991
$
57,577
$
1,465,408
President,
Chief Financial
Officer
2006
$
268,846
$
65,000
$
174,601
$
221,505
$
150,000
$
41,554
$
341,498
$
1,263,004
President, General
Counsel
2006
$
297,693
$
$
218,097
$
324,913
$
165,000
$
189,990
$
58,108
$
1,253,800
President, Energy
Supply
2006
$
332,115
$
$
229,241
$
62,908
$
165,000
$
394,995
$
88,640
$
1,272,899
President, Service
Delivery and
Operations
(1)
In 2006, Mr. Higgins received a retention incentive payment in the amount of $333,333,
and Mr. Kaleta was paid a signing bonus in the amount of $65,000.
(2)
Stock Awards consists of the values for performance shares and restricted stock;
Option Awards consists of the values for non-qualified stock options. Assumptions used
to value these awards are consistent with contemporary practices for their accounting
treatment and recognized in accordance with SFAS No. 123R
Share Based Payments in 2006. Reference Note 12,
Stock Compensation Plans, of the Footnotes to the Consolidated
Financial Statements.
(3)
The amounts presented for Non-Equity Incentive Plan awards consist of payments under
the Short-Term Incentive Plan earned in 2006, and are calculated using base salary which
could differ from the amount reported in the Salary column.
(4)
Mr. Kaleta was appointed to the position of Corporate Senior Vice President and General
Counsel in February 2006.
(5)
Effective February 15, 2007, Mr. Higgins is Chairman and Chief Executive Officer of
SPR, and Mr. Yackira is President and Chief Operating Officer of SPR.
(6)
Deferred Compensation reflects the following factors that
result in an increase in value:
i.
Increase in final average pay resulting primarily from
increases in incentive compensation payments made in 2006
ii.
Increase in service (by 1 year) used to calculate the benefit
iii.
Decrease in period to time before commencement (by 1 year)
The increase in incentive compensation payments reflects the
achievement of targeted goals and the overall improved financial
health of the company. Final average pay for purposes of the
calculation of the amounts shown in this table includes 2006
compensation in the averaging period, replacing the 2001 compensation
for Restoration Plan purposes and 2003 compensation for SERP purposes
that would be used in the prior year calculations.
(7)
Amounts for All Other Compensation include the following for 2006:
Table of Contents
Walter M.
Michael
Paul J.
Roberto R.
Jeffrey L.
Description
Higgins
W. Yackira
Kaleta
Denis
Ceccarelli
$
13,200
$
13,200
$
9,154
$
13,200
$
13,200
$
14,666
$
4,281
$
1,840
$
3,600
$
2,464
$
47,308
$
25,096
$
14,331
$
29,308
$
15,977
$
30,000
$
15,000
$
11,077
$
12,000
$
15,000
$
75,531
$
$
$
$
42,000
$
$
$
261,084
$
$
$
$
$
44,012
$
$
$
180,705
$
57,577
$
341,498
$
58,108
$
88,641
Exercise
Grant Date
All
All
or Base
Fair Value
Estimated Future Payouts Under
Estimated Future Payouts Under
Other
Other
Price of
of Stock or
Non-Equity Incentive Plan Awards
Equity Incentive Plan Awards
Stock
Option
Option
Option
Threshold
Target
Maximum
Threshold
Target
Maximum
Awards
Awards
Awards
Awards
Name
Grant Date
($)
($)
($)
(#)
(#)
(#)
(#)
(#)
($/sh)
($)
08/04/2006
42,500
450,000
500,000
$
7,225,000
01/01/2006
$
594,750
02/07/2006
17,527
$
13.29
$
84,558
02/07/2006
10,432
20,864
31,296
$
96,879
01/01/2006
$
200,000
02/01/2006
30,000
$
13.10
$
144,600
02/07/2006
8,224
$
13.29
$
39,675
02/07/2006
2,112
$
13.29
$
10,189
02/07/2006
14,405
$
13.29
$
69,496
02/07/2006
8,575
17,149
25,724
$
79,629
02/07/2006
5,643
$
74,995
01/01/2006
$
150,000
02/07/2006
13,445
$
13.29
$
64,864
02/07/2006
8,003
16,005
24,008
$
74,317
01/01/2006
$
165,000
02/07/2006
14,886
$
13.29
$
71,816
02/07/2006
8,860
17,720
26,580
$
82,280
01/01/2006
$
165,000
Table of Contents
1.
Mr. Higgins performance share grant of 500,000 shares, dated August 4, 2006, was awarded
per an employment agreement executed on that date. Of this amount, 65,000 shares were
earned and issued in October 2006. The value of these vested shares is reflected in the
Summary Compensation Table, and the remaining unvested portion is included in the
Outstanding Equity Awards at Fiscal Year-End Table. A total of 353,282 outstanding
performance shares from his previous employment agreement, signed in 2003, were cancelled
upon the execution of this new agreement. According to the terms of his new employment
agreement, Mr. Higgins is entitled to receive the following performance shares with the
achievement of certain criteria, if they are met by June 1, 2008:
i.
Shareholder return as measured by the Dow Jones Utility Index:
1.
if SPR is positioned in the 40
th
percentile, 42,500 shares will be awarded.
2.
if SPR is positioned at or above the 50
th
percentile, 85,000 shares will be awarded.
3.
if SPR is positioned at or above the 70
th
percentile, 135,000 shares will be awarded.
ii.
Recover all of the deferred energy charges previously denied in the
2002 PUCN deferred energy case, 50,000 shares, with final assessment of
achievement to be at the discretion of the Board of Directors.
iii.
Restore investment grade status for the senior secured debt of the
Utilities, 100,000 shares, no award if goal is not attained.
iv.
Satisfactory achievement of remaining regulatory and litigation
milestones, as measured by the Board of Directors, 65,000 shares, final award to
be at the discretion of the Board of Directors.
v.
Restore quarterly common stock dividend, 100,000 shares, no award
if goal is not attained.
vi.
Attain PUCN approval and secure all necessary licenses and permits
required to commence construction of the proposed Ely plant, 50,000 shares,
number of shares awarded to be at the discretion of the Board of Directors.
2.
The performance share grants dated February 7, 2006 have a three year performance and
vesting period ending on December 31, 2008.
i.
The threshold represents the minimum acceptable performance which, if attained,
results in payment of 50% of the target award.
Performance below the minimum acceptable level results in no award earned.
ii.
The target indicates a level of outstanding performance and which, if attained, results in payment of 100% of the target award.
iii.
The maximum represents a level indicative of exceptional performance which, if
attained, results in a payment of 150% of the target award.
3.
For the executives listed above all option grants dated February 7, 2006 will vest over
three years at one-third per year, except for the option to purchase 30,000 shares and 2,112 shares, as described in footnote(4) below, granted to Mr. Kaleta.
4.
In addition to the above grants, upon his hire Mr. Kaleta was also granted:
i.
an option award of 30,000 shares, with a one year vesting period beginning on the
grant date of February 1, 2006.
ii.
a restricted shares award of 5,643 shares, with a grant date of February 7,
2006, which was fully vested on December 31, 2006.
iii.
an option award of 2,112 shares which will vest only upon the restoration of the
quarterly common stock dividend before February 7, 2010.
Table of Contents
OPTION AWARDS
STOCK AWARDS
Equity
Equity
Incentive
Incentive
Plan
Plan
Awards:
Awards:
Number
Market or
Equity
Number
Market
of
Payout
Incentive
of
Value of
Unearned
Value of
Plan
Shares
Shares or
Shares,
Unearned
Awards:
or Units
Units of
Units or
Shares,
Number of
Number of
Number of
of Stock
Stock
Other
Units or
Securities
Securities
Securities
that
that Have
Rights
Other
Underlying
Underlying
Underlying
Have
Not
that Have
Rights that
Unexercised
Unexercised
Unexercised
Option
Option
Not
Vested
Not
Have Not
Options (#)
Options (#)
Unearned
Exercise
Expiration
Vested
($)
Vested
Vested ($)
Name
Exercisable
Unexercisable
Options (#)
Price ($)
Date
(#)
(1)
(#)
(1)
(2)
400,000
$
16.00
02/19/2009
(3)
110,130
$
14.80
01/02/2011
(3)
123,900
$
15.58
01/02/2012
(4)
435,000
$
7,321,050
(3)
6,212
12,426
$
10.05
02/08/2015
(5)
4,660
$
10.05
02/08/2015
(3)
17,527
$
13.29
02/08/2016
(6)
15,775
$
265,501
7,887
$
132,731
(7)
5,915
$
99,550
(6)
6,954
$
117,035
13,910
$
234,106
(8)
30,000
$
13.10
02/02/2016
(3)
8,224
$
13.29
02/08/2015
(5)
2,112
$
13.29
02/08/2015
(3)
14,405
$
13.29
02/08/2016
(6)
6,959
$
117,120
3,479
$
58,551
(7)
2,610
$
43,927
(6)
5,716
$
96,196
11,433
$
192,421
(3)
3,700
7,401
$
10.05
02/08/2015
(5)
2,775
$
10.05
02/08/2015
(3)
13,445
$
13.29
02/08/2016
(6)
9,396
$
158,131
4,697
$
79,054
(7)
3,523
$
59,292
(6)
5,334
$
89,779
10,671
$
179,585
(3)
7,920
$
24.93
01/02/2008
(3)
7,920
$
24.22
01/02/2009
(9)
10,300
$
26.00
08/02/2009
(3)
22,510
$
14.80
01/02/2011
(3)
34,500
$
15.58
01/02/2012
(3)
4,842
9,685
$
10.05
02/08/2015
(5)
3,632
$
10.05
02/08/2015
(3)
14,886
$
13.29
02/08/2016
(6)
12,295
$
206,930
6,147
$
103,449
(7)
4,611
$
77,603
(6)
5,906
$
99,399
11,814
$
198,828
(1)
Market Value is based on the December 31, 2006, closing trading price of SPR
stock of $16.83; all incentive plan performance share awards are shown as
achieving the target level of performance, which results in a 100% payout of the
award.
(2)
This grant vests over a four year period, one quarter each year beginning one year
after grant date.
(3)
These option awards vest over a three year period, one third each year beginning one
year after grant date.
(4)
Mr. Higgins was awarded 500,000 shares upon signing a new employment agreement in
August 2006. These shares are to be earned upon the achievement of certain objectives
prior to the expiration of the employment agreement in June 2008. Details of the
performance criteria to be met are included in Footnote 1 to the Grants of Plan-Based
Awards table.
(5)
This grant will be earned upon the restoration of SPRs common stock dividend within
five years of grant date.
(6)
These performance share awards are paid at the end of a three year performance period
(measured from the date of grant) if the specified performance measures are achieved.
(7)
This grant will be earned upon the return of NPC and SPPC to investment grade within
three years of the award.
(8)
This award was granted to Mr. Kaleta upon his hire in 2006 and will vest at the end
of one year from date of grant.
(9)
This award was granted to Mr. Ceccarelli upon the consummation of the merger between
SPR and NPC, and vested one third each year over a three year period commencing January
2000.
Table of Contents
OPTION AWARDS
STOCK AWARDS
Number of Shares
Value Realized on
Number of Shares
Value Realized on
Acquired on
Exercise ($)
Acquired on
Vesting ($)
Name
Exercise (#)
(1)
Vesting (#)
(2)
65,000
$
982,150
42,300
$
711,909
30,000
$
300,450
12,544
$
211,116
39,894
$
671,416
5,643
$
94,972
25,000
$
270,740
3,334
$
44,676
7,600
$
127,908
25,931
$
436,419
11,270
$
189,674
33,245
$
559,513
(1)
The value realized on exercise is calculated as the
fair market value on the date of exercise, less the exercise price
of the option.
(2)
The value realized on vesting is calculated as the
market value on the vesting date.
Table of Contents
Number of
Years
Present Value of
Payments
Credited
Accumulated
During Last
Name
Plan Name
Service
Benefit
Fiscal Year
SPR Retirement Plan
10.250
$
401,006
$
SPR Restoration Plan
10.250
$
1,902,151
$
SPR SERP Plan
15.167
$
5,119,017
$
SPR Retirement Plan
3.667
$
107,353
$
SPR Restoration Plan
3.667
$
163,656
$
SPR SERP Plan
3.667
$
240,339
$
SPR Retirement Plan
0.667
$
17,571
$
SPR Restoration Plan
0.667
$
5,490
$
SPR SERP Plan
0.667
$
18,494
$
SPR Retirement Plan
3.083
$
96,097
$
SPR Restoration Plan
3.083
$
101,882
$
SPR SERP Plan
6.083
$
505,277
$
SPR Retirement Plan
31.000
$
779,706
$
SPR Restoration Plan
31.000
$
657,860
$
SPR SERP Plan
32.083
$
570,835
$
(1)
Mr. Higgins benefit under the SERP plan includes 4
years, 11 months of imputed service.
(2)
Mr. Yackira will become vested in all plans in 1
year, 4 months.
(3)
Mr. Kaleta will become vested in all plans in 4
years, 4 months.
(4)
Mr. Denis benefit under the SERP plan includes 3
years of imputed service for attaining age 62; he will be vested in all
plans in 1 year, 11 months.
(5)
Mr. Ceccarellis benefit under the SERP plan includes
1 year, 1 month of imputed service.
i.
Pension economic assumptions utilized for SPRs FAS 158 financial reporting for fiscal
year 2006, were used for the calculations.
ii.
SPR reports using an early measurement date of September 30 and that date has been used
in all calculations for the above table, and these assumptions are outlined below:
a.
The discount rate was 6.0% for 2006
b.
Postretirement mortality is based on the RP 2000 mortality table,
projected to 2015
c.
There was assumed to be no pre-retirement mortality, turnover, or
disability
d.
Retirement age was assumed to be the greater of age 62 and current age
iii.
The demographic assumptions used are also consistent with pension financial reporting,
with the exception as required by SEC guidance, that pre-retirement decrements are not
used.
Table of Contents
Reason for Termination
Voluntary
For Cause
Death
Disability
Retirement
Without
Change-in-
Type of Benefit
(1) (8)
(2) (9)
(9)
(3) (9)
(4)
Cause (5) (10)
Control (6) (11)
$
1,687,500
$
$
562,500
$
562,500
$
1,687,500
$
1,312,500
$
2,625,000
$
2,750,000
$
1,144,659
$
1,144,659
$
1,144,659
$
1,144,659
$
1,144,659
$
7,321,050
$
36,216
$
18,108
$
36,216
$
36,216
$
36,216
$
36,216
$
169,284
$
84,636
$
169,284
$
169,284
$
169,284
$
169,284
$
447,984
$
223,992
$
447,984
$
447,984
$
447,984
$
447,984
$
52,720
$
114,429
$
72,599
$
3,813,167
$
3,538,363
$
$
4,783,895
$
2,360,643
$
3,485,643
$
3,225,072
$
14,485,300
Reason for Termination
Without
Change-in-
Voluntary
For Cause
Death
Disability
Retirement
Cause (5)
Control (6)
Type of Benefit
(1) (8)
(2) (9)
(9)
(3) (9)
(4)
(10)
(11)
$
375,000
$
375,000
$
375,000
$
375,000
$
1,687,500
$
1,063,000
$
1,192,714
$
1,132,161
$
1,132,161
$
1,132,161
$
1,132,161
$
1,132,161
$
1,520,338
$
177,891
$
177,891
$
177,891
$
177,891
$
177,891
$
177,891
$
8,016
$
8,016
$
11,472
$
11,472
$
18,312
$
18,312
$
65,362
$
1,685,052
$
$
2,373,052
$
1,685,052
$
1,685,052
$
1,722,852
$
4,681,605
Table of Contents
Reason for Termination
Without
Change-in-
Voluntary
For Cause
Death
Disability
Retirement
Cause (5)
Control (6)
Type of Benefit
(1) (8)
(2) (9)
(9)
(3) (9)
(4)
(10)
(11)
$
300,000
$
300,000
$
300,000
$
300,000
$
1,305,000
$
850,000
$
523,994
$
329,182
$
329,182
$
329,182
$
329,182
$
329,182
$
603,187
$
199,483
$
199,483
$
199,483
$
199,483
$
199,483
$
199,483
$
1,920
$
1,920
$
696
$
696
$
2,052
$
2,052
$
58,406
$
828,665
$
$
1,378,665
$
828,665
$
828,665
$
833,333
$
2,694,738
Reason for Termination
Without
Change-in-
Voluntary
For Cause
Death
Disability
Retirement
Cause (5)
Control (6)
Type of Benefit
(1) (8)
(2) (9)
(9)
(3) (9)
(4)
(10)
(11)
$
300,000
$
300,000
$
300,000
$
300,000
$
1,350,000
$
850,000
$
1,202,928
$
1,069,769
$
1,069,769
$
1,069,769
$
1,069,769
$
1,069,769
$
1,404,043
$
191,220
$
191,220
$
191,220
$
191,220
$
191,220
$
191,220
$
8,232
$
8,232
$
7,632
$
7,632
$
13,500
$
13,500
$
58,406
$
1,560,989
$
$
2,110,989
$
1,560,989
$
1,560,989
$
1,590,353
$
4,235,961
Table of Contents
Reason for Termination
Without
Change-in-
Voluntary
For Cause
Death
Disability
Retirement
Cause (5)
Control (6)
Type of Benefit
(1) (8)
(2) (9)
(9)
(3) (9)
(4)
(10)
(11)
$
335,000
$
335,000
$
335,000
$
335,000
$
1,507,500
$
1,003,000
$
343,276
$
925,689
$
925,689
$
925,689
$
925,689
$
925,689
$
1,245,723
$
142,990
$
142,990
$
142,990
$
142,990
$
142,990
$
142,990
$
60,876
$
52,476
$
60,876
$
60,876
$
60,876
$
60,876
$
51,372
$
44,292
$
51,372
$
51,372
$
51,372
$
51,372
$
42,972
$
37,044
$
42,972
$
42,972
$
42,972
$
42,972
$
61,761
$
1,558,899
$
$
2,205,491
$
1,558,899
$
1,558,899
$
1,558,899
$
3,456,470
(1)
Voluntary Termination
is defined for Mr. Higgins consistent with his employment
agreement dated August 4, 2006. The document provides for a benefit equal to continued
salary through June 1, 2008, provided he voluntarily resigns with the Boards consent
prior to June 1, 2008. In addition, he would be eligible to receive a pro-rata payment
for all Short Term Incentive Awards, which equals 75% of base pay for 2006, and which otherwise would have been earned but unpaid
by that date. For each of the other named executives, Voluntary Termination is defined
as the executive resigning for good cause consistent with the terms of his employment
agreement.
(2)
Termination For Cause
requires SPR to terminate the employment relationship based
on one of the provisions of the most recent employment agreement, such as fraud or gross
misconduct.
(3)
Termination on the basis of
Disability
assumes the disability prevents the
executive from successfully fulfilling the duties of his position. This calculation
assumes the qualifying event occurred on or before June 1, 2006, that SPR gave 30 days
notice of termination, and the termination was effective December 31, 2006. Also for
purposes of this calculation, it has been assumed that the CEO does not exercise the
appeal provision of the disability determination process.
(4)
Termination on the basis of
Retirement
assumes that the executive voluntarily
resigned and is eligible to retire effective December 31, 2006.
(5)
Termination Without Cause
requires SPR to decide to terminate the employment
relationship without notice or providing a reason.
(6)
The
Change-in-Control
calculation assumes that the executive was terminated at
some point following a corporate change-in-control with an effective date of December
31, 2006.
(7)
Cash Severance is defined as all those payments owed or owing to the executive
which are payable in cash under the different termination scenarios. While different
payments may be paid in a lump sum or over a period of time, for the purpose of these
calculations, the payments are assumed to be made in a lump sum within five days of the
termination date. In addition, it is assumed that all accrued and unused vacation time
for 2006 has been either used or paid, and all salary has been paid through the last day
of the year.
(8)
The value of Mr. Higgins Cash Severance following a Voluntary Termination has
been set at 1.5 times his annual base salary and target annual bonus award. As per
footnote 1, by agreement, Mr. Higgins is eligible for continued salary payments through
June 1, 2008, if he were to voluntarily resign with the Boards Consent effective
December 31, 2006. For all other executives, the value is calculated based on the
formula of one times annual base salary.
(9)
In relation to the Cash Severance for Death, Disability or For Cause, the amount
represents the executives pro-rata portion of his annual incentive award, which for
2006 had a performance period end date of December 31, 2006. Therefore, the payment of
the annual incentive award would be earned but unpaid on December 31, 2006, provided any
annual incentive performance measures were fulfilled. For purposes of this calculation,
it is assumed the executive fulfilled the performance measures at target in relation
to any annual incentive award.
(10)
The value of the Cash Severance for Termination without Cause represents one-time
base annual earnings plus target incentive award.
(11)
The value of the Cash Severance for termination following a Change-in-Control,
represents two times base earnings plus target annual bonus award, as per Mr. Higgins
most recent employment agreement. For all other named executive officers the values
represent three times the annual base earnings plus the target annual bonus award.
(12)
Equity awards are valued based on the trading price of SPRs common stock at
close of business on December 31, 2006 of $16.83. In addition, the calculations reflect
any provisions in the employment or change-in-control agreements, in regard to
accelerated vesting of outstanding performance or other share awards, as well as the
immediate right to exercise any outstanding and unvested stock options. The values are
based on the assumption that any unvested portion of performance shares would have been
vested had the performance cycle not been truncated. Also, any pro-rata calculations
are based on the initial grant date from the start of the performance cycle through
December 31, 2006.
(13)
The value of any retirement benefits is calculated as the amount of any projected
single life annuity for one year at the executives normal retirement, or the first date
he would be eligible to receive an unreduced benefit. The value shown reflects the
amount of any benefit accrued as of December 31, 2006, and assumes the executive
voluntarily terminates employment on that date to retire. The following assumptions were listed for this calculation:
i.
Annuity conversion interest rate was 4.73% for 2006.
ii.
The mortality table used for lump sum conversions was GAR 94 Unisex.
iii.
Retirement age was assumed to be the greater of age 55 and current age.
(14)
The value of the health and welfare benefits to be provided to an executive and
his family, if appropriate, is based on the value of his current elections prior to
termination. The calculation assumes no change in benefit elections over the span of any
continuation period. For each of the named
Table of Contents
executives, except Mr. Higgins, the
opportunity to continue in the health program, at the full cost and expense of SPR,
beyond employment, is available for up to 36 months following a change-in-control. Mr.
Higgins is only eligible for an additional 24 months following a change-in-control, as
per his most recent employment agreement. However, Mr. Higgins is eligible for continued
participation through June 1, 2008, provided he voluntarily resigns with the Boards
consent, and in the event of termination without cause, Mr. Higgins is eligible for
continued coverage for up to 36 months.
(15)
Mr. Higgins is the only named executive who is eligible for a gross-up of any
severance payments following a change-in-control, based on calculations for parachute
payments. All of the other executives severance payments are subject to reduction in
the event the payment exceeds the threshold for parachute payments, set by IRC Section
280(g), which is defined as 2.99 times his 5 year average W-2 earnings for the 5 years
immediately prior to termination. For purposes of these calculations, these values
represent the maximum amount payable to each executive which would then be subject to
reduction at the time of termination.
(16)
The Lump Sum Pension Service Equivalent is based on the provisions of each named
executives employment or change-in-control agreement, which provides for a lump sum
cash payment equal to the actuarial equivalent of three additional years of service,
calculated from the date of termination, under all pension plans. In the case of Mr.
Higgins, the value of this benefit is equal to zero since any grant for additional years
of service under the plan, would not enhance his already accrued and vested benefit
based on his current age and eligibility to retire.
(17)
In addition, each of the named executives would be eligible to receive:
a.
All fully vested amounts, which might be distributable consistent
with the law, under SPRs Non-qualified deferred compensation program, as
presented in the Non-Qualified Deferred Compensation table
b.
All fully vested amounts under SPRs 401(k) defined contribution
plan, which all employees participate in; the 2006 contribution for each named
executive is included in the Summary Compensation Table.
(18)
Each named executive officer is covered by SPRs Basic Life Insurance Program
through CIGNA (1.5 times salary), and an Executive Life Insurance Program through
Paragon with benefits payable to a designated beneficiary in the event of death ranging
from $400,000 to $500,000. In addition to the basic amounts, SPR provides for
accidental death and dismemberment coverage (1.5 times salary) and business travel
accident insurance of $1,000,000 for each of the named executive officers with the
exception of Mr. Higgins. In regard to Mr. Higgins, SPR contracts directly with CIGNA
and Paragon to provide coverage and pays the premium on a policy with Pacific Life
Insurance Company as well as a policy administered by M. Benefits Solutions. For the
purpose of these calculations the qualifying event for each named executive is assumed to
be for natural causes at December 31, 2006, and not as part of any business travel or
accident.
(19)
This total includes values for annuities that were calculated for retirement benefits that are payable monthly over a period
of time, that may or may not be realized at the values disclosed.
Table of Contents
Change in
Fees
Pension Value
Earned or
Non-Equity
and Nonqualified
Paid in
Stock
Option
Incentive Plan
Deferred
All Other
Cash
Awards
Awards
Compensation
Compensation
Compensation
Total
Name
($)
($)
($)
($)
Earnings
($)
($)
$
50,809
$
35,000
$
85,809
43,609
35,000
78,609
46,609
35,000
81,609
39,200
35,000
74,200
35,513
57,000
92,513
45,809
35,000
80,809
24,800
57,000
81,800
39,800
57,000
96,800
56,200
35,000
91,200
57,200
35,000
92,200
*
Chair of Committee
(1)
The Director elected to defer payment of the stock award until
such time as he is no longer a Director of SPR, although the receipt of the
stock award is reflected in the Stock Awards column.
Table of Contents
Table of Contents
COMPENSATION COMMITTEE
James R. Donnelley,
Chair
Joseph B. Anderson, Jr.
Mary Lee Coleman
Theodore J. Day
Table of Contents
Table of Contents
NPC
SPPC
SPR
Consolidated (d)
2006
2005
2006
2005
2006
2005
$
1,403,150
$
1,359,499
$
1,328,825
$
1,295,521
$
3,016,025
$
3,270,514
10,000
10,500
36,308
20,500
94,693
75,000
29,560
$
1,413,150
$
1,359,499
$
1,339,325
$
1,331,829
$
3,111,525
$
3,394,767
(a)
Fees for audit services billed in 2006 and 2005 consisted of:
§
Audit of the companies financial statements.
§
Reviews of the companies quarterly financial statements.
§
Comfort letters, regulatory audits, consents and other services related to SEC matters.
(b)
Fees for audit related services billed in 2006 and 2005 consisted of:
§
Sarbanes-Oxley Act, Section 404 advisory services.
§
Agreed upon procedures.
(c)
Fees for all other services billed in 2006 and 2005 consisted of permitted non-audit
services, such as:
§
Income tax assistance.
(d)
2005 Audit fees have been adjusted from information previously presented to
reflect fees for audit services relating to the audit of the 2005 financial statements,
including internal controls over financial reporting for SPR, billed subsequent to the
filing of the 2006 proxy statement.
Table of Contents
1.
The service is not an audit, review or other attest service;
2.
The aggregate amount of all such services provided under this provision
does not exceed the lesser of $50,000 or five percent of total fees paid to the
independent auditor in a given fiscal year;
3.
Such services were not recognized at the time of the engagement to be
non-audit services;
4.
Such services are promptly brought to the attention of the Audit
Committee and approved by the Audit Committee or its designee; and
5.
The service and fee are specifically disclosed in the Proxy Statement as
meeting the
de minimis
requirements.
Table of Contents
204
Page
1.
95
98
99
100
101
102
103
105
106
107
108
109
110
111
112
113
114
115
116
117
2.
206
207
All other schedules have been omitted because they are not required or are not applicable, or
the required information is shown in the financial statements or notes thereto. Columns omitted
from schedules have been omitted because the information is not applicable.
3.
Exhibits:
Table of Contents
205
206
SIERRA PACIFIC RESOURCES
NEVADA POWER COMPANY
SIERRA PACIFIC POWER COMPANY
By
/s/ Walter M. Higgins
Walter M. Higgins
Chairman, Chief Executive Officer
and Director
February 28, 2007
William D. Rogers
/s/
John E. Brown
Chief Financial Officer (Principal Financial Officer)
Controller (Principal Accounting Officer)
Mary Lee Coleman
/s/
Jerry E. Herbst
Director
Director
Krestine M. Corbin
/s/
John F. OReilly
Director
Director
Theodore J. Day
/s/
Clyde T. Turner
Director
Director
James R. Donnelley
/s/
Joseph B. Anderson, Jr.
Director
Director
Philip G. Satre
/s/
Donald D. Snyder.
Director
Director
Michael W. Yackira
/s/
Brian J. Kennedy
Director
Director
Table of Contents
SCHEDULE 1
CONDENSED BALANCE SHEETS
(Dollars in Thousands)
December 31,
2006
2005
$
3,045,872
$
2,539,689
25,206
35,185
1,755
20,208
321
13
2
138
420
946
47,740
36,454
469
22,877
2,906
10,269
13,545
105,010
148,451
1,611
68,240
120,265
253,113
$
3,213,877
$
2,829,256
$
2,622,297
$
2,060,154
550,545
661,255
3,172,842
2,721,409
8,581
75,723
12,216
14,561
2,948
2,617
144
212
182
23,957
93,227
11,691
11,124
5,387
3,496
17,078
14,620
$
3,213,877
$
2,829,256
SCHEDULE 1
CONDENSED INCOME STATEMENTS
(Dollars in Thousands)
Year ended December 31,
2006
2005
2004
$
$
$
11,695
5,952
19,006
15,114
(23,595
)
(33,078
)
(39,332
)
172
152
132
(17,471
)
(13,920
)
(12,391
)
17,471
13,920
12,391
(54,000
)
324,152
185,777
122,626
4,236
1,573
545
(6,595
)
(2,627
)
(1,379
)
1,157
18,799
596
322,950
149,522
122,388
340,421
163,442
134,779
51,431
74,323
88,323
11,539
6,882
17,885
62,970
81,205
106,208
$
277,451
$
82,237
$
28,571
$
1.33
$
0.44
$
0.16
208,531,134
185,548,314
183,080,475
209,020,896
185,932,504
183,400,303
SCHEDULE 1
CONDENSED STATEMENTS OF CASH FLOWS
(Dollars in Thousands)
Table of Contents
Provision for Uncollectible Accounts | ||||
Balance at January 1, 2004
|
$ | 44,917 | ||
Provision charged to income
|
10,813 | |||
Amounts written off, less recoveries
|
(19,533 | ) | ||
|
||||
Balance at December 31, 2004
|
$ | 36,197 | ||
|
||||
|
||||
Balance at January 1, 2005
|
$ | 36,197 | ||
Provision charged to income
|
9,550 | |||
Amounts written off, less recoveries
|
(9,519 | ) | ||
|
||||
Balance at December 31, 2005
|
$ | 36,228 | ||
|
||||
|
||||
Balance at January 1, 2006
|
$ | 36,228 | ||
Provision charged to income
|
13,476 | |||
Amounts written off, less recoveries
|
(10,138 | ) | ||
|
||||
Balance at December 31, 2006
|
$ | 39,566 | ||
|
Provision for Uncollectible Accounts | ||||
Balance at January 1, 2004
|
$ | 40,297 | ||
Provision charged to income
|
7,794 | |||
Amounts written off, less recoveries
|
(17,190 | ) | ||
|
||||
Balance at December 31, 2004
|
$ | 30,901 | ||
|
||||
|
||||
Balance at January 1, 2005
|
$ | 30,901 | ||
Provision charged to income
|
6,966 | |||
Amounts written off, less recoveries
|
(7,481 | ) | ||
|
||||
Balance at December 31, 2005
|
$ | 30,386 | ||
|
||||
|
||||
Balance at January 1, 2006
|
$ | 30,386 | ||
Provision charged to income
|
10,795 | |||
Amounts written off, less recoveries
|
(8,347 | ) | ||
|
||||
Balance at December 31, 2006
|
$ | 32,834 | ||
|
207
Provision for Uncollectible Accounts | ||||
Balance at January 1, 2004
|
$ | 4,620 | ||
Provision charged to income
|
3,019 | |||
Amounts written off, less recoveries
|
(2,343 | ) | ||
|
||||
Balance at December 31, 2004
|
$ | 5,296 | ||
|
||||
|
||||
Balance at January 1, 2005
|
$ | 5,296 | ||
Provision charged to income
|
2,584 | |||
Amounts written off, less recoveries
|
(2,038 | ) | ||
|
||||
Balance at December 31, 2005
|
$ | 5,842 | ||
|
||||
|
||||
Balance at January 1, 2006
|
$ | 5,842 | ||
Provision charged to income
|
2,681 | |||
Amounts written off, less recoveries
|
(1,791 | ) | ||
|
||||
Balance at December 31, 2006
|
$ | 6,732 | ||
|
208
209
210
211
212
213
214
215
216
217
218
Restated and Amended Articles of Incorporation of Sierra Pacific Resources, dated
May 24, 2006 (filed as Exhibit 3.1 to Form 10-Q for quarter ended June 30, 2006).
By-laws of Sierra Pacific Resources as amended through May 3, 2005 (filed as Exhibit
3.1 to Form 8-K filed May 9, 2005).
Restated Articles of Incorporation of Nevada Power Company, dated July 28, 1999
(filed as Exhibit 3(B) to Form 10-K for year ended December 31, 1999).
Amended and Restated By-Laws of Nevada Power Company dated July 28, 1999 (filed as
Exhibit 3(C) to Form 10-K for year ended December 31, 1999).
Restated Articles of Incorporation of Sierra Pacific Power Company dated October 25,
2006 (filed as Exhibit 3.1 to Form 10-Q for the quarter ended September 30, 2006).
By-laws of Sierra Pacific Power Company, as amended through November 13, 1996 (filed
as Exhibit (3)(A) to Form 10-K for the year ended December 31, 1996).
Articles of Incorporation of Piñon Pine Corp., dated December 11, 1995 (filed as
Exhibit (3)(A) to Form 10-K for the year ended December 31, 1995).
Articles of Incorporation of Piñon Pine Investment Co., dated December 11, 1995
(filed as Exhibit (3)(B) to Form 10-K for the year ended December 31, 1995).
Agreement of Limited Liability Company of Piñon Pine Company, L.L.C., dated December
15, 1995, between Piñon Pine Corp., Piñon Pine Investment Co. and GPSF-B INC 1995
(filed as Exhibit (3)(C) to Form 10-K for the year ended December 31, 1995).
Amended and Restated Limited Liability Company Agreement of SPPC Funding LLC dated
as of April 9, 1999, in connection with the issuance of California rate reduction bonds
(filed as Exhibit (3)(A) to Form 10-K for the year ended December 31, 1999).
Indenture between Sierra Pacific Resources and The Bank of New York, dated May 1,
2000, for the issuance of debt securities (filed as Exhibit 4.1 to Form 8-K dated May
22, 2000).
Table of Contents
Officers Certificate dated August 12, 2005, establishing the terms of Sierra
Pacific Resources 6 3/4% Senior Notes due 2017 (filed as Exhibit 4.1 to Form 10-Q for
the quarter ended September 30, 2005).
Form of Sierra Pacific Resources 6 3/4% Senior Notes due 2017 (filed as Exhibit 4.2
to Form 10-Q for the quarter ended September 30, 2005).
Officers Certificate dated June 14, 2005, establishing the terms of Sierra Pacific
Resources 7.803% Senior Notes due 2007 (filed as Exhibit 99.1 to Form 8-K filed June
16, 2005).
Indenture, dated March 19, 2004, between Sierra Pacific Resources and the Bank of
New York, as Trustee, in connection with the issuance of 8 5/8% Senior Notes due 2014
(filed as Exhibit 4.1 to Form 10-Q for the quarter ended March 31, 2004).
Form of Sierra Pacific Resources 8 5/8% Senior Notes due 2014 (filed as Exhibit 4.1
to Form 10-Q for the quarter ended March 31, 2004).
General and Refunding Mortgage Indenture, dated May 1, 2001, between Nevada Power
Company and The Bank of New York, as Trustee (filed as Exhibit 4.1(a) to Form 10-Q for
the quarter ended June 30, 2001).
First Supplemental Indenture, dated as of May 1, 2001, establishing Nevada Power
Companys 8.25% General and Refunding Mortgage Bonds, Series A, due June 1, 2011 (filed
as Exhibit 4.1(b) to Form 10-Q for the quarter ended June 30, 2001).
Officers Certificate establishing the terms of Nevada Power Companys 8.25% General
and Refunding Mortgage Bonds, Series A, due June 1, 2011 (filed as Exhibit 4.l(c) to
Form 10-Q for the quarter ended June 30, 2001).
Form of Nevada Power Companys 8.25% General and Refunding Mortgage Bonds, Series A,
due June 1, 2011 (filed as Exhibit 4.1(d) to Form 10-Q for the quarter ended June 30,
2001).
Officers Certificate establishing the terms of Nevada Power Companys 9% General
and Refunding Mortgage Notes, Series G, due 2013 (filed as Exhibit 4.1 to Form 10-Q for
the quarter ended September 30, 2003).
Form of Nevada Power Companys 9% General and Refunding Mortgage Notes, Series G,
due 2013 (filed as Exhibit 4.2 to Form 10-Q for the quarter ended September 30, 2003).
Officers Certificate establishing the terms of Nevada Power Companys 6 1/2%
General and Refunding Mortgage Notes, Series I, due 2012 (filed as Exhibit 4.1 to Form
10-Q for quarter ended June 30, 2004).
Form of Nevada Power Companys 6 1/2% General and Refunding Mortgage Notes, Series I
due 2012 (filed as Exhibit 4.2 to Form 10-Q for quarter ended June 30, 2004).
Officers Certificate establishing the terms of Nevada Power Companys 5 7/8%
General and Refunding Mortgage Notes, Series L, due 2015 (filed as Exhibit 4(A) to Form
10-K filed for year ended December 31, 2005).
Form of Nevada Power Companys 5 7/8% General and Refunding Mortgage Notes, Series
L, due 2015 (filed as Exhibit 4(B) to Form 10-K filed for year ended December 31,
2005).
Table of Contents
Officers Certificate establishing the terms of Nevada Power Companys 5.95% General
and Refunding Mortgage Notes, Series M, due 2016 (filed as Exhibit 4(A) to Form 10-K
for the year ended December 31, 2005).
Form of Nevada Power Companys 5.95% General and Refunding Mortgage Notes, Series M,
due 2016 (filed as Exhibit 4(B) to Form 10-K for the year ended December 31, 2005).
Officers Certificate establishing the terms of Nevada Power Companys 6.650%
General and Refunding Mortgage Notes, Series N, due 2036 (filed as Exhibit 4.1 to Form
10-Q for the quarter ended March 31, 2006.
Form of Nevada Power Companys 6.650% General and Refunding Mortgage Notes, Series
N, due 2036 (filed as Appendix A to Exhibit 4.1 to Form 10-Q for the quarter ended
March 31, 2006).
Officers Certificate establishing the terms of Nevada Power Companys 6.50% General
and Refunding Mortgage Notes, Series O, due 2018 (filed as Exhibit 4.7 to Form S-4
filed June 7, 2006).
Form of 6.50% General and Refunding Mortgage Notes, Series O, due 2018 (included in
Exhibit 4.7) (filed as Appendix A to Exhibit 4.7 to Form S-4 filed June 7, 2006).
General and Refunding Mortgage Indenture, dated as of May 1, 2001, between Sierra
Pacific Power Company and The Bank of New York as Trustee (filed as Exhibit 4.2(a) to
Form 10-Q for the quarter ended June 30, 2001).
First Supplemental Indenture, dated as of May 1, 2001, establishing Sierra Pacific
Power Companys 8% General and Refunding Mortgage Bonds, Series A, due June 1, 2008
(filed as Exhibit 4.2(b) to Form 10-Q for the quarter ended June 30, 2001).
*(A) Second Supplemental Indenture, dated as of October 30, 2006, to subject
additional properties of Sierra Pacific Power Company located in the State of
California to the lien of the General and Refunding Mortgage Indenture and to correct
defects in the original Indenture.
Officers Certificate establishing the terms of Sierra Pacific Power Companys 8%
General and Refunding Mortgage Bonds, Series A, due June 1, 2008 (filed as Exhibit
4.2(c) to Form 10-Q for the quarter ended June 30, 2001).
Form of Sierra Pacific Power Companys 8% General and Refunding Mortgage Bonds,
Series A, due June 1, 2008 (filed as Exhibit 4.2(d) to Form 10-Q for the quarter ended
June 30, 2001).
Officers Certificate establishing the terms of Sierra Pacific Power Companys 6
1/4% General and Refunding Mortgage Bonds, Series H, due 2012 (filed as Exhibit 4.4 to
Form 10-Q for the quarter ended March 31, 2004).
Form of Sierra Pacific Power Companys 6 1/4% General and Refunding Mortgage Bonds,
Series H, due 2012 (filed as Exhibit 4.5 to Form 10-Q for the quarter ended March 31,
2004).
Officers Certificate establishing the terms of Sierra Pacific Power Companys
General and Refunding Mortgage Notes, Series J, due 2009 (filed as Exhibit 4(E) to Form
10-K for the year ended December 31, 2004).
Table of Contents
Form of Sierra Pacific Power Companys General and Refunding Mortgage Notes, Series
J, due 2009 (filed as Exhibit 4(F) to Form 10-K for the year ended December 31, 2004).
Officers Certificate establishing the terms of Sierra Pacific Power Companys 6%
General and Refunding Mortgage Notes, Series M, due 2016 (filed as Exhibit 4.4 to Form
10-Q for the quarter ended March 31, 2006).
Form of Sierra Pacific Power Companys 6% General and Refunding Mortgage Notes,
Series M, due 2016 (filed as Appendix A to Exhibit 4.4 to Form 10-Q for the quarter
ended March 31, 2006).
Indenture dated as of April 9, 1999 between SPPC Funding LLC and Bankers Trust
Company of California, N.A., in connection with the issuance of California rate
reduction bonds (filed as Exhibit 4(C) to Form 10-K for the year ended December 31,
1999).
First Series Supplement dated as of April 9, 1999 to Indenture between SPPC Funding
LLC and Bankers Trust Company of California, N.A., in connection with the issuance of
California rate reduction bonds (filed as Exhibit 4(D) to Form 10-K for year ended
December 31, 1999).
Form of SPPC Funding LLC Notes, Series 1999-1, in connection with the issuance of
California rate reduction bonds (filed as Exhibit 4(E) to Form 10-K for year ended
December 31, 1999).
Employment Agreement for Walter M. Higgins (filed as Exhibit 10.1 to Form 10-Q for
the quarter ended September 30, 2003).
Amendment to Employment Agreement for Walter M. Higgins (filed as Exhibit 10.1 to
Form 10-Q for the quarter ended June 30, 2006).
Michael W. Yackira Employment Letter dated March 17, 2003 (filed as Exhibit 10(A) to
Form 10-K for the year ended December 31, 2002).
Paul J. Kaleta Employment Letter dated January 9, 2006 (filed as Exhibit 10(A) to
Form 10-K for the year ended December 31, 2005).
Stephen R. Wood Employment Letter dated June 29, 2004 (filed as Exhibit 10.1 to Form
10-Q for the quarter ended March 31, 2004).
Roberto Denis Employment Letter dated July 11, 2003 (filed as Exhibit 10(B) to Form
10-K for the year ended December 31, 2003).
Change in Control Agreement by and among Sierra Pacific Resources and the following
officers (individually): Jeffrey L. Ceccarelli, Donald L. Shalmy, Michael W. Yackira,
Roberto Denis, Stephen R. Wood and Paul J. Kaleta in substantially the same form as the
Change in Control Agreement dated May 21, 2001 by and between Sierra Pacific Resources
and Dennis D. Schiffel (filed as Exhibit 10(C) to Form 10-K for the year ended December
30, 2001).
Change in Control Agreement by and among Sierra Pacific Resources and the following
officers (individually): Mary O. Simmons and John E. Brown in substantially the same
form as the Change in Control Agreement dated May 21, 2001 by and between Sierra
Pacific Resources and John E. Brown (filed as Exhibit 10(D) to Form 10-K for the year
ended December 30, 2001).
Sierra Pacific Resources 2004 Executive Long-Term Incentive Plan (filed as Appendix
A to 2004 Proxy Statement).
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Sierra Pacific Resources Non-Employee Director Stock Plan (filed as Exhibit 99.2 to
Form S-8 dated December 13, 1999).
Sierra Pacific Resources Employee Stock Purchase Plan (filed as Exhibit 99.3 to
Form S-8 dated December 13, 1999).
*(A) Lease, dated December 11, 2006, between Nevada Power Company as lessee and
Beltway Business Park Warehouse No. 2, LLC as lessor, relating to Nevada Power
Companys South Operations Center facility.
Second Amended and Restated Credit Agreement, dated as of November 4, 2005, among
Nevada Power Company, Wachovia Bank, as administrative agent, the Lenders from time to
time party thereto and the other parties named therein (filed as Exhibit 10.1 to the
Form 10-Q for the quarter ended September 30, 2005).
Amendment and Consent, dated April 19, 2006, to the Second Amended and Restated
Credit Agreement, dated November 4, 2005, among Nevada Power Company, Wachovia Bank,
National Association, as Administrative Agent, the Lenders from time to time party
thereto and the other parties named therein (filed as Exhibit 10.1 to Form 10-Q for the
quarter ended March 31, 2006).
Financing Agreement between Clark County, Nevada and Nevada Power Company, dated
August 1, 2006 (relating to Clark County, Nevada $39,500,000 Pollution Control Refund
Revenue Bonds Series 2006) (filed as Exhibit 10.1 to Form 10-Q for the quarter ended
September 30, 2006).
Financing Agreement between Coconino County, Arizona Pollution Control Corporation
and Nevada Power Company, dated August 1, 2006 (relating to Coconino County, Arizona
$40,000,000 Pollution Control Corporation Refunding Revenue Bonds Series 2006A) (filed
as Exhibit 10.2 to Form 10-Q for the quarter ended September 30, 2006).
Financing Agreement between Coconino County, Arizona Pollution Control Corporation
and Nevada Power Company, dated August 1, 2006 (relating to Coconino County, Arizona
Pollution Control Corporation $13,000,000 Pollution Control Refunding Revenue Bonds
Series 2006B) (filed as Exhibit 10.3 to Form 10-Q for the quarter ended September 30,
2006).
Financing Agreement No. 1 between Clark County, Nevada and Nevada Power Company,
dated June 1, 2000 (Series 2000A) (filed as Exhibit 10(O) to Form 10-K for the year
ended December 31, 2000).
Financing Agreement No. 2 between Clark County, Nevada and Nevada Power Company,
dated June 1, 2000 (Series 2000B) (filed as Exhibit 10(P) to Form 10-K for the year
ended December 31, 2000).
Financing Agreement between Clark County, Nevada and Nevada Power Company, dated
November 1, 1997 (relating to Clark County, Nevada $52,285,000 Industrial Development
Revenue Bonds, Series 1997A) (filed as Exhibit 10.83 to Form 10-K, File No. 1-4698, for
the year ended December 31, 1997).
Financing Agreement between Clark County, Nevada and Nevada Power Company dated
October 1, 1995 (relating to Clark County, Nevada $76,750,000 Industrial Development
Revenue Bonds, Series 1995A) (filed as Exhibit 10.75 to Form 10-K, File No. 1-4698, for
the year ended December 31, 1995).
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Financing Agreement between Clark County, Nevada and Nevada Power Company dated
October 1, 1995 (relating to Clark County, Nevada $85,000,000 Industrial Development
Refunding Revenue Bonds, Series 1995B) (filed as Exhibit 10.76 to Form 10-K, File No.
1-4698, for the year ended December 31, 1995).
Financing Agreement between Clark County, Nevada and Nevada Power Company dated
October 1, 1995 (relating to Clark County, Nevada $76,750,000 Industrial Development
Revenue Bonds, Series 1995A and $44,000,000 Industrial Development Refunding Revenue
Bonds, Series 1995C) (filed as Exhibit 10.77 to Form 10-K, File No. 1-1698, for the
year ended December 31, 1995).
Financing Agreement between Clark County, Nevada and Nevada Power Company dated
October 1, 1995 (relating to Clark County, Nevada $20,300,000 Pollution Control
Refunding Revenue Bonds, Series 1995D) (filed as Exhibit 10.78 to Form 10-K, File No.
1-4698, for the year ended December 31, 1995).
Financing Agreement between Clark County, Nevada and Nevada Power Company dated
October 1, 1992 (Relating to Industrial Development Refunding Revenue Bonds, Series
1992C) (filed as Exhibit 10.67 to Form 10-K, File No. 1-4698, for the year ended
December 31, 1992).
Financing Agreement between Clark County, Nevada and Nevada Power Company dated June
1, 1992 (Relating to Clark County, Nevada $105,000,000 Industrial Development Revenue
Bonds, Series 1992A) (filed as Exhibit 10.65 to Form 10-K, File No. 1-4698, for the
year ended December 31, 1992).
Collective Bargaining Agreement dated as of February 1, 2005, effective through
February 1, 2008, between Nevada Power Company and the International Brotherhood of
Electrical Workers Local Union No. 396 (filed as Exhibit 10.1 to Form 10-Q for the
quarter ended March 31, 2005).
Engineering, Procurement and Construction Agreement dated October 13, 2004 between
Nevada Power Company and Fluor Enterprises, Inc. and Exhibit A thereto (filed as
Exhibit 10.3 and Exhibit 10.4 to Form 10-Q for the quarter ended September 30, 2004).
Contract for Sale of Electrical Energy between the State of Nevada and Nevada Power
Company, dated July 8, 1987 (filed as Exhibit 10.39 to Form 10-K, File No. 1-4698, for
the year ended December 31, 1987).
Participation Agreement Reid Gardner Unit No. 4 dated July 11, 1979 between Nevada
Power Company and California Department of Water Resources (filed as Exhibit 5.34 to
Form S-7, File No. 2-65097).
Amended Mohave Project Coal Slurry Pipeline Agreement dated May 26, 1976 between
Peabody Coal Company and Black Mesa Pipeline, Inc. (Exhibit B to Exhibit 10.18) (filed
as Exhibit 5.36 to Form S-7, File No. 2-56356).
Amended Mohave Project Coal Supply Agreement dated May 26, 1976 between Nevada Power
Company and Southern California Edison Company, Department of Water and Power of the
City of Los Angeles, Salt River Project Agricultural Improvement and Power District and
the Peabody Coal Company (filed as Exhibit 5.35 to Porto S-7, File No. 2-56356).
Navajo Project Co-Tenancy Agreement dated March 23, 1976 between Nevada Power
Company, Arizona Public Service Company, Department of Water and Power of the City of
Los Angeles, Salt River Project Agricultural Improvement and Power District, Tucson Gas
& Electric Company and the United States of America (filed as Exhibit 5.31 to Form 8-K,
File No. 1-4696, April 1974).
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Mohave Operating Agreement dated July 6, 1970 between Nevada Power Company, Salt
River Project Agricultural Improvement and Power District, Southern California Edison
Company and Department of Water and Power of the City of Los Angeles (filed as Exhibit
13.26F to Form S-1, File No. 2-38314).
Navajo Project Coal Supply Agreement dated June 1, 1970 between Nevada Power
Company, the United States of America, Arizona Public Service Company, Department of
Water and Power of the City of Los Angeles, Salt River Project Agricultural District
Tucson Gas & Electric Company and the Peabody Coal Company (filed as Exhibit 13.27B to
Form S-1, File No. 2-38314).
Eldorado System Conveyance and Co-Tenancy Agreement dated December 20, 1967 between Nevada Power Company and Salt River Project Agricultural Improvement and Power District and Southern California Edison Company (filed as Exhibit 13.30 to Form S-9, File No. 2-28348).
Mohave Project Plant Site Conveyance and Co-Tenancy Agreement dated May 29, 1967
between Nevada Power Company and Salt River Project Agricultural Improvement and Power
District and Southern California Edison Company (filed as Exhibit 13.27 to Form S-9,
File No. 2-28348).
Settlement Agreement dated December 19, 2003, between Nevada Power Company, Pinnacle West Energy Corporation and Southern Nevada Water Authority (filed as Exhibit 10(G) to the Form 10-K for the year ended December 31, 2003).
Sublease Agreement between Powveg Leasing Corp., as Lessor and Nevada Power Company
as lessee, dated January 1, 1984 for lease of administrative headquarters (the primary
term of the sublease ends in 2014 and the lessee has the option to extend the term up
to 25 additional years) (filed as Exhibit 10.31 to Form 10-K, File No. 1-4698, for the
year ended December 31, 1983).
Amended and Restated Credit Agreement, dated as of November 4, 2005 among Sierra
Pacific Power Company, Wachovia Bank, National Association, as administrative agent,
the Lenders from time to time party thereto and the other parties named therein (filed
as Exhibit 10.2 to the Form 10-Q for the quarter ended September 30, 2005).
Amendment and Consent, dated April 19, 2006, to the Amended and Restated Credit
Agreement, dated November 4, 2005, among Sierra Pacific Power Company, Wachovia Bank,
National Association, as Administrative Agent, the Lenders from time to time party
thereto and the other parties named therein (filed as Exhibit 10.2 to Form 10-Q for the
quarter ended March 31, 2006).
*(B) Financing Agreement dated November 1, 2006 between Humboldt County, Nevada and
Sierra Pacific Power Company dated November 1, 2006 (relating to Humboldt County,
Nevada $49,750,000 Pollution Control Refunding Revenue Bonds (Sierra Pacific Power
Company Project) Series 2006).
*(C) Financing Agreement dated November 1, 2006 between Washoe County, Nevada and
Sierra Pacific Power Company dated November 1, 2006 (relating to Washoe County, Nevada
$58,750,000 Gas Facilities Control Refunding Revenue Bonds (Sierra Pacific Power
Company Project) Series 2006A).
*(D) Financing Agreement dated November 1, 2006 between Washoe County, Nevada and
Sierra Pacific Power Company dated November 1, 2006 (relating to Washoe County, Nevada
$75,000,000 Water Facilities Control Refunding Revenue Bonds (Sierra Pacific Power
Company Project) Series 2006B).
*(E) Financing Agreement dated November 1, 2006 between Washoe County, Nevada and
Sierra Pacific Power Company dated November 1, 2006 (relating to Washoe County, Nevada
$84,800,000 Gas and Water Facilities Control Refunding Revenue Bonds (Sierra Pacific
Power Company Project) Series 2006C).
Financing Agreement dated as of March 1, 2001 between Sierra Pacific Power Company
and Washoe County, Nevada relating to the Washoe County, Nevada Water Facilities
Refunding Revenue Bonds (Sierra Pacific Power Company Project) Series 2001 (filed as
Exhibit 10(O) to Form 10-K for the year ended December 31, 2001).
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Transition Property Purchase and Sale Agreement dated as of April 9, 1999 between
Sierra Pacific Power Company and SPPC Funding LLC in connection with the issuance of
California rate reduction bonds (filed as Exhibit 10(B) to Form 10-K for the year ended
December 31, 1999).
Transition Property Servicing Agreement dated as of April 9, 1999 between Sierra
Pacific Power Company and SPPC Funding LLC in connection with the issuance of
California rate reduction bonds (filed as Exhibit 10(C) to Form 10-K for the year ended
December 31, 1999).
Administrative Services Agreement dated as of April 9, 1999 between Sierra Pacific
Power Company and SPPC Funding LLC in connection with the issuance of California rate
reduction bonds (filed as Exhibit 10(D) b Form 10-K for the year ended December 31,
1999).
Collective Bargaining Agreement dated January 1, 2003, effective through December
31, 2005 between Sierra Pacific Power Company and the International Brotherhood of
Electrical Workers Local No. 1245 (filed as Exhibit 10(J) to the Form 10-K for the year
ended December 31, 2003).
Settlement Agreement and Mutual Release dated May 8, 1992 between Sierra Pacific
Power Company and Coastal States Energy Company (filed as Exhibit (10)(D) to Form 10-K
for the year ended December 31, 1992; confidential portions omitted and filed
separately with the Securities and Exchange Commission).
Coal Supply Agreement dated January 1, 2002 between Sierra Pacific Power Company and
Arch Coal Sales Company, Inc. (5 year term ending on December 31, 2006) (filed as
Exhibit 10(R) to Form 10-K for the year ended December 31, 2001).
Coal Sales Agreement dated May 16, 1978 between Sierra Pacific Power Company and
Coastal States Energy Company (confidential portions omitted and flied separately with
lie Securities and Exchange Commission) (filed as Exhibit 5-GG to Registration No.
2-62476).
Amendment No. 1 dated November 8, 1983 to Coal Sales Agreement dated May 16, 1978
between Sierra Pacific Power Company and Coastal States Energy Company (filed as
Exhibit(10)(B) to Form 10-K for the year ended December 31, 1991).
Amendment No. 2 dated February 25, 1987 to Coal Sales Agreement dated May 16, 1978
between Sierra Pacific Power Company and Coastal Stores Energy Company (filed as
Exhibit (10)(A) to Form 10-K for the year ended December 31, 1993).
Amendment No. 3 dated May 8, 1992 to Coal Sales Agreement dated May 16, 1978 between
Sierra Pacific Power Company and Coastal States Energy Company (filed as Exhibit (10(B)
to Form 10-K for the year ended December 31, 1992; confidential portions omitted and
filed separately with the Securities and Exchange Commission).
Lease dated January 30, 1986 between Sierra Pacific Power Company and Silliman
Associates Limited Partnership relating to the Companys corporate headquarters
building (filed as Exhibit(10)(I) to Form 10-K for the year ended December 31, 1992).
Letter of Amendment dated May 18, 1987 to Lease dated January 30, 1986 between
Sierra Pacific Power Company and Silliman Associates Limited Partnership relating to
the companys corporate headquarters building (filed as Exhibit (10)(K) to Form 10-K
for the year ended December 31, 1993).
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Unit Redemption, Release, and Sale Agreement entered into by and among Touch
America, Inc., Sierra Pacific Communications, and Sierra Touch America LLC, dated as of
September 9, 2002 (filed as Exhibit 10.4 to Form 10-Q for the quarter ended September
30, 2002).
Amended and Restated Conduit Sale Agreement dated September 11, 2002, made by and
between Sierra Pacific Communications and Quest Communications Corporation (filed as
Exhibit 10.5 to Form 10-Q for the quarter ended September 30, 2002).
Nevada Power Company and Sierra Pacific Power Company are wholly owned subsidiaries
and, in accordance with Paragraph 6 of SFAS No. 128 (Earnings Per Share), earnings per
share data have been omitted.
*(A) Statement regarding computation of Ratios of Earnings to Fixed Charges.
*(B) Statement regarding computation of Ratios of Earnings to Fixed Charges.
*(C) Statement regarding computation of Ratios of Earnings to Fixed Charges.
Nevada Power Company, a Nevada Corporation.
Sierra Pacific Power Company, a Nevada Corporation.
Great Basin Energy Company, a Nevada Corporation.
Lands of Sierra Inc., a Nevada Corporation.
Sierra Energy Company dba e-three, a Nevada Corporation.
Sierra Gas Holdings Company, a Nevada Corporation.
Sierra Pacific Energy Company, a Nevada Corporation.
Sierra Water Development Company, a Nevada Corporation.
Tuscarora Gas Pipeline Company, a Nevada Corporation.
Tuscarora Gas Operating Company, a Nevada Corporation.
Nevada Electric Investment Company, a Nevada Corporation.
Commonsite, Inc., a Nevada Corporation.
Piñon Pine Company, a Nevada Corporation.
Piñon Pine Investment Company, a Nevada Corporation.
Piñon Pine Investment Co. LLC, a Nevada Limited Liability Company.
GPSF-B, a Delaware Corporation.
SPPC Funding LLC, a Delaware Limited Liability Company.
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*(A) Consent of Independent Registered Public Accounting Firm in connection with
Sierra Pacific Resources Registration Statements No. 333-77523 (Common Stock
Investment Plan) on Form S-3, No. 333-92651 (Employees Stock Ownership Plan, Executive
Long-Term Incentive Plan, and Non-Employee Director Stock Plan) on Form S-8, No.
333-72160 (Post-Effective Amendment to Registration) on Form S-3/A and Registration Statement No.
333-135752 (automatic shelf registration statement of securities of well-known seasoned
issuers) on Form S-3.
*(B) Consent of Independent Registered Public Accounting Firm in connection
with Nevada Power Companys Registration Statement on Form S-3, No. 333-130189 (shelf
registration statement).
*(C) Consent of Independent Registered Public Accounting Firm in
connection with Sierra Pacific Power Companys Registration Statement on Form S-3, No.
333-130191 (shelf registration statement).
*(31.1) Annual Certification of Chief Executive Officer of Sierra Pacific Resources
Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
*(31.2) Annual Certification of Chief Executive Officer of Nevada Power Company
Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
*(31.3) Annual Certification of Chief Executive Officer of Sierra Pacific Power
Company Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
*(31.4) Annual Certification of Chief Financial Officer of Sierra Pacific Resources
Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
*(31.5) Annual Certification of Chief Financial Officer of Nevada Power Company
Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
*(31.6) Annual Certification of Chief Financial Officer of Sierra Pacific Power
Company Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
*(32.1) Certification of Chief Executive Officer of Sierra Pacific Resources
Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
*(32.2) Certification of Chief Executive Officer of Nevada Power Company Pursuant to
Section 906 of the Sarbanes-Oxley Act of 2002.
*(32.3) Certification of Chief Executive Officer of Sierra Pacific Power Company
Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
*(32.4) Certification of Chief Financial Officer of Sierra Pacific Resources
Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
*(32.5) Certification of Chief Financial Officer of Nevada Power Company Pursuant to
Section 906 of the Sarbanes-Oxley Act of 2002.
*(32.6) Certification of Chief Financial Officer of Sierra Pacific Power Company
Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
SIERRA PACIFIC POWER COMPANY
TO
THE BANK OF NEW YORK
Trustee
SECOND SUPPLEMENTAL INDENTURE
Dated as of October 30, 2006
SUPPLEMENTING AND AMENDING THE GENERAL AND REFUNDING MORTGAGE INDENTURE
DATED AS OF MAY 1, 2001
THIS INSTRUMENT GRANTS A SECURITY INTEREST BY A PUBLIC UTILITY
THIS INSTRUMENT CONTAINS AFTER-ACQUIRED PROPERTY PROVISIONS
THIS INSTRUMENT IS BEING FILED IN THE STATE OF NEVADA PURSUANT TO NEVADA REVISED STATUTES CHAPTER 105 AND IN THE STATE OF CALIFORNIA.
SECOND SUPPLEMENTAL INDENTURE, dated as of October 30, 2006 (herein called the "SECOND SUPPLEMENTAL INDENTURE"), between SIERRA PACIFIC POWER COMPANY, a corporation duly organized and existing under the laws of the State of Nevada (herein called the "COMPANY"), having its principal office at 6100 Neil Road, Reno, Nevada 89520-0040, and THE BANK OF NEW YORK, a New York banking corporation duly organized and existing under the laws of the State of New York, as trustee (herein called the "TRUSTEE") the office of the Trustee at which on the date hereof its corporate trust business is principally administered being 101 Barclay Street, New York, New York 10286.
Each capitalized term that is used herein and not otherwise defined herein and which is defined in the Original Indenture referred to hereinafter shall have the meaning specified in the Original Indenture.
RECITALS
WHEREAS, the Company has heretofore executed and delivered to the Trustee a General and Refunding Mortgage, dated as of May 1, 2001 (the "Original Indenture"), providing for the issuance by the Company from time to time of its bonds, notes or other evidence of indebtedness to be issued in one or more series (in the Indenture and herein called the "Securities") and to provide security for the payment of the principal of and premium, if any, and interest, if any, on the Securities; and
WHEREAS, the Company has heretofore executed and delivered to the Trustee a First Supplemental Indenture, dated as of May 1, 2001; and
WHEREAS, Section 14.01 of the Original Indenture provides, among other things, that, without the consent of any Holders, the Company and the Trustee may enter into indentures supplemental to the Indenture, for the purposes, among others, of (a) subjecting to the Lien of the Indenture additional properties of the Company, (b) correcting any provision in the Indenture which may be defective or inconsistent with any other provision in the Indenture, and (c) making additions or changes to the provisions under the Indenture which additions and changes shall not adversely affect the interests of the Holders of any Outstanding Securities or Tranche in any material respect; and
WHEREAS, the Company has executed this Second Supplemental Indenture and has requested the Trustee to join in this Second Supplemental Indenture for the purpose of (a) subjecting to the Lien of the Indenture additional properties of the Company located in the State of California, and (b) correcting defects in Sections 1.01, 1.02(a) and 4.03(a) of the Original Indenture; and
WHEREAS, all things necessary to make this Second Supplemental Indenture a valid, binding and legal agreement of the Company have been done, and all conditions necessary to authorize the execution, delivery and recording of this Second Supplemental Indenture have been complied with or have been done or performed;
PART I: GRANTING CLAUSES
NOW, THEREFORE, THIS SECOND SUPPLEMENTAL INDENTURE WITNESSETH, that, in
consideration of the premises and of the purchase of the Securities by the
Holders thereof, and in order to secure the payment of the principal of and premium, if any, and interest, if any, on all Securities now and hereafter from time to time Outstanding and the performance of the covenants therein and contained in the Indenture and to declare the terms and conditions on which such Securities are secured, the Company hereby grants, bargains, sells, conveys, assigns, transfers, mortgages, pledges, sets over and confirms to the Trustee and to The Bank of New York Trust Company, N.A., a national banking association organized and existing under the laws of the United States of America, as co-trustee under the Indenture (the "Co-Trustee), appointed as such pursuant to the Instrument of Appointment and Acceptance hereinafter referred to, and grants to the Trustee and the Co-Trustee, as joint tenants and not tenants in common, a security interest in the following (subject, however, to the terms and conditions set forth in the Indenture and the Instrument of Appointment and Acceptance hereinafter referred to):
GRANTING CLAUSE FIRST
All right, title and interest of the Company, as of the date of the
execution and delivery of this Second Supplemental Indenture, in and to
all property, real, personal and mixed, located in the State of
California (other than Excepted Property), including without limitation
all right, title and interest of the Company in and to the following
property so located (other than Excepted Property): (a) all real
property owned in fee, easements and other interests in real property
which are specifically described or referred to in Exhibit A attached
hereto and incorporated herein by this reference; (b) all licenses,
permits to use the real property of others, franchises to use public
roads, streets and other public properties, rights of way and other
rights or interests relating to the occupancy or use of real property,
including without limitation all of the same which are specifically
described or referred to in Exhibit B attached hereto and incorporated
herein by this reference; (c) all facilities, machinery, equipment and
fixtures for the generation, transmission and distribution of electric
energy including, but not limited to, all plants, powerhouses, dams,
diversion works, generators, turbines, engines, boilers, fuel handling
and transportation facilities, air and water pollution control and
sewage and solid waste disposal facilities, switchyards, towers,
substations, transformers, poles, lines, cables, conduits, ducts,
conductors, meters, regulators and all other property used or to be
used for any or all of such purposes; (d) all facilities, machinery,
equipment and fixtures for the transmission, storage and distribution
of gas including, but not limited to, gas works, stations and
substations, transmission pipelines, storage facilities, holders,
tanks, retorts, purifiers, odorizers, scrubbers, compressors, valves,
regulators, pumps, mains, pipes, service pipes, conduits, ducts,
fittings and connections, services, meters and any and all other
property used or to be used for any or all of such purposes; (e) all
buildings, offices, warehouses, structures or improvements in addition
to those referred to or otherwise included in clauses (a), (c) and (d)
above; (f) all computers, data processing, data storage, data
transmission and/or telecommunications facilities, equipment and
apparatus necessary for the operation or maintenance of any facilities,
machinery, equipment or fixtures described or referred to in clauses
(c) or (d) above; and (g) all of the foregoing property in the process
of construction;
GRANTING CLAUSE SECOND
Subject to the applicable exceptions permitted by Section 8.09(c),
Section 13.03 and Section 13.05 of the Original Indenture, all right,
title and interest of the Company in all property, real, personal and
mixed, located in the State of California (other than Excepted
Property) which may be hereafter acquired by the Company, it being the
intention of the Company that all such property acquired by the Company
after the date of the execution and delivery of this Second
Supplemental Indenture, shall be as fully embraced within and subjected
to the Lien of the Indenture as if such property were owned by the
Company as of the date of the execution and delivery of this Second
Supplemental Indenture; and
GRANTING CLAUSE THIRD
All tenements, hereditaments, servitudes and appurtenances belonging or in any wise appertaining to the aforesaid property, with the reversions and remainders thereof;
PROPERTIES EXCEPTED
There are, however, expressly excepted and excluded from the Lien of the Indenture (a) all property of the character excepted or excluded or intended to be excepted or excluded under the definition of "Excepted Property" in the Original Indenture, subject to the proviso at the end of the "Excepted Property" clause in the Original Indenture, and (b) all property set forth in Exhibit D attached hereto.
TO HAVE AND TO HOLD all such property, real, personal and mixed, unto the Trustee and the Co-Trustee, their successors in trust and their assigns forever;
SUBJECT, HOWEVER, to (a) Liens existing at the date of the execution
and delivery of this Second Supplemental Indenture, (including, but not limited
to, the Lien of the SPPC 1940 Mortgage, as defined below), (b) as to property
acquired by the Company after the date of the execution and delivery of this
Second Supplemental Indenture, Liens existing or placed thereon at the time of
the acquisition thereof (including, but not limited to, Purchase Money Liens),
(c) Permitted Liens and all other Liens permitted to exist under Section 6.06 of
the Indenture; and
SUBJECT, FURTHER, to the condition that, with respect to any property which is now or hereafter becomes subject to the Lien of the SPPC 1940 Mortgage, the Lien of this Second Supplemental Indenture shall at all times be junior, subject and subordinate to the Lien of the SPPC 1940 Mortgage;
IN TRUST, NEVERTHELESS, for the equal and ratable benefit and security of the Holders from time to time of all Outstanding Securities without any priority of any such Security over any other such Security; and
PROVIDED, HOWEVER, that the right, title and interest of the Trustee and the Co-Trustee in and to the Mortgaged Property shall cease, terminate and become void in accordance with, and subject to the conditions set forth in, Article IX or Article XIV of the Indenture, and if, thereafter, the principal of and premium, if any, and interest, if any, on the Securities shall have been paid to the
Holders thereof, or shall have been paid to the Company pursuant to
Section 6.03 of the Indenture, then and in that case the Indenture shall
terminate, and the Trustee and, to the extent necessary, the Co-Trustee, shall
execute and deliver to the Company such instruments as the Company shall require
to evidence such termination; otherwise the Indenture and the estate and rights
hereby granted, shall be and remain in full force and effect.
PART II: AMENDMENTS TO THE INDENTURE
The Original Indenture is hereby amended, as permitted by Section 14.01(j) of the Original Indenture, as follows:
Section 2.01 Amendments to General Definitions.
(a) The definition of "EXPERT'S CERTIFICATE" in
Section 1.01 of the Original Indenture is hereby amended by deleting
the reference to Section "4.03" therein and inserting a reference to
Section "4.02" in its place and by deleting the reference to
Section "7.07" therein.
(b) The definition of "SPPC 1940 MORTGAGE" in
Section 1.01 of the Original Indenture is hereby amended by deleting it
in its entirety and replacing it with the following:
"SPPC 1940 Mortgage" means the Indenture of Mortgage, dated as of December 1, 1940, from Sierra Pacific Power Company (the Company, successor) to The New England Trust Company (U.S. Bank National Association, successor) and Leo W. Huegle (Gerald R. Wheeler, successor), trustees, as heretofore and hereafter amended and supplemented.
Section 2.02 Amendment to Funded Property Definition. Clause (a) of
Section 1.02 of the Original Indenture is hereby amended by deleting it in its
entirety and inserting the following new clause (a) in its place:
"(a) all Property Additions to the extent that the same shall have been designated in the Initial Expert's Certificate to be deemed to be Funded Property;"
Section 2.03 Amendment to Issuance of Securities on the Basis of Retired Securities. Clause (a) of Section 4.03 of the Original Indenture is hereby amended by deleting the words "Subject to the provisions of subsection (c) of this Section," located at the beginning of such clause.
PART III: MISCELLANEOUS PROVISIONS
Section 3.01 The Company and the Trustee, acting pursuant to the provisions of Section 11.14 of the Indenture, do hereby appoint said The Bank of New York Trust Company, N.A., as co-trustee under the Indenture with respect to Mortgaged Property located in the State of California and
the Lien granted by this Second Supplemental Indenture, such appointment acknowledged by and subject to the terms of the Instrument of Appointment and Acceptance executed by the Company, the Trustee and the Co-Trustee, dated as of the date of this Second Supplemental Indenture, an original executed counterpart of which is attached hereto as Exhibit E.
Section 3.02 Any moneys received by the Trustee as proceeds of any title insurance policy on Mortgaged Property (or, in the case of the Co-Trustee, any proceeds of any title insurance policy on Mortgaged Property located in the State of California) of the Company shall be subject to and treated in accordance with the provisions of Section 6.07(b) of the Indenture (other than the last paragraph thereof).
Section 3.03 The Trustee makes no undertaking or representations in respect of, and shall not be responsible in any manner whatsoever for and in respect of, the validity or sufficiency of this Second Supplemental Indenture or the proper authorization or the due execution hereof by the Company or for or in respect of the recitals and statements contained herein, all of which recitals and statements are made solely by the Company.
Section 3.04 Except as expressly amended and supplemented hereby, the Indenture shall continue in full force and effect in accordance with the provisions thereof and the Indenture is in all respects hereby ratified and confirmed. This Second Supplemental Indenture and all of its provisions shall be deemed a part of the Indenture in the manner and to the extent herein and therein provided.
Section 3.05 For purposes of clarification, as permitted by Section 14.01(j) of the Original Indenture, it is understood and acknowledged that: (a) the definition of "Excepted Property" under the Indenture includes the Excepted Property set forth in both the Original Indenture and this Second Supplemental Indenture; and (b) all property released from the Lien of the Indenture under Article VIII of the Original Indenture shall no longer be subject to the Lien of the Indenture, until such time, if any, as such property shall have been reacquired by the Company after having been sold or otherwise disposed of by the Company.
Section 3.06 This Second Supplemental Indenture shall be governed by and construed in accordance with, the law of the State of New York (including without limitation Section 5-1401 of the New York General Obligations Law or any successor to such statute), except to the extent that the Trust Indenture Act shall be applicable and except to the extent that the law of any jurisdiction wherein any portion of the Mortgaged Property referenced herein is located shall mandatorily govern the creation of a mortgage lien on and security interest in, or perfection, priority or enforcement of the Lien of this Second Supplemental Indenture or exercise of remedies with respect to, such portion of the Mortgaged Property.
Section 3.07 This Second Supplemental Indenture may be executed in any number of counterparts, each of which so executed shall be deemed to be an original, but all such counterparts shall together constitute but one and the same instrument.
IN WITNESS WHEREOF, the parties hereto have caused this Second Supplemental Indenture to be duly executed as of the day and year first above written.
[SEAL] SIERRA PACIFIC POWER COMPANY By: ----------------------------------- Name: Michael W. Yackira Title: Executive Vice President and Chief Financial Officer |
THE BANK OF NEW YORK, as Trustee
By: ----------------------------------- Name: Stacey B. Poindexter Title: Assistant Vice President |
Exhibit 10(A)
LEASE
BELTWAY BUSINESS PARK WAREHOUSE NO. 2, LLC,
A NEVADA LIMITED LIABILITY COMPANY,
AS LANDLORD,
AND
NEVADA POWER COMPANY,
A NEVADA CORPORATION,
AS TENANT
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
TABLE OF CONTENTS
PAGE ARTICLE ONE BASIC TERMS....................................................................... 1 ARTICLE TWO LEASE TERM........................................................................ 4 ARTICLE THREE BASE RENT......................................................................... 7 ARTICLE FOUR OTHER CHARGES PAYABLE BY TENANT................................................... 8 ARTICLE FIVE USE OF PROPERTY................................................................... 16 ARTICLE SIX CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS....................... 23 ARTICLE SEVEN DAMAGE OR DESTRUCTION............................................................. 26 ARTICLE EIGHT CONDEMNATION...................................................................... 28 ARTICLE NINE ASSIGNMENT AND SUBLETTING......................................................... 28 ARTICLE TEN DEFAULTS; REMEDIES................................................................ 32 ARTICLE ELEVEN PROTECTION OF LENDERS............................................................. 34 ARTICLE TWELVE LEGAL COSTS....................................................................... 35 ARTICLE THIRTEEN BROKERS........................................................................... 36 ARTICLE FOURTEEN BUILDING SHELL AND TENANT IMPROVEMENTS............................................ 36 ARTICLE FIFTEEN TELECOMMUNICATIONS SERVICES....................................................... 40 ARTICLE SIXTEEN MISCELLANEOUS PROVISIONS.......................................................... 40 ARTICLE SEVENTEEN MASTER LEASE...................................................................... 44 ARTICLE EIGHTEEN DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RECIPROCAL EASEMENTS....... 46 ARTICLE NINETEEN NO OPTION OR OFFER................................................................ 46 ARTICLE TWENTY CONDITION SUBSEQUENT.............................................................. 46 |
EXHIBITS
A DEPICTION OR DESCRIPTION OF THE PROPERTY
B SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT [CONSTRUCTION LENDER] B-1 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT [PERMANENT LENDER] C ESTOPPEL CERTIFICATE D HAZARDOUS MATERIALS E CONFIRMATION OF INITIAL LEASE TERM AND AMENDMENT TO LEASE F MEMORANDUM OF LEASE G MASTER LEASE H BASE BUILDING SHELL PLANS I MODIFIED BUILDING SHELL PLANS J TENANT'S LIMITED RESTORATION OBLIGATION K FORM OF TENANT IMPROVEMENT CONTRACT L MASTER LANDLORD RNDA 7155 Lindell Road Las Vegas, Nevada Nevada Power Company |
INDEX OF DEFINED TERMS
TERM PAGE ADDITIONAL LAND......................................................... 2 ADDITIONAL RENT......................................................... 8 APPLICABLE LAWS......................................................... 16 ARCHITECT............................................................... 27 BASE BUILDING SHELL IMPROVEMENTS........................................ 37 BASE BUILDING SHELL PLANS............................................... 36 BASE RENT............................................................... 3 BROKERS................................................................. 36 BUILDING................................................................ 2 BUILDING SHELL IMPROVEMENTS............................................. 36 CAM SERVICES LIST....................................................... 15 CHANGE ORDER............................................................ 38 CHANGES................................................................. 38 COMMON AREA COSTS....................................................... 14 COMMON AREAS............................................................ 13 CONDEMNATION............................................................ 28 CONSENT................................................................. 30 CONSTRUCTION DRAWINGS................................................... 37 CONSULTANT.............................................................. 20 CONTROL................................................................. 30 COUNTY.................................................................. 44, 45 DECLARATION............................................................. 46 ENVIRONMENTAL DAMAGES................................................... 17 ENVIRONMENTAL REQUIREMENTS.............................................. 17 ESTIMATED LEASE COMMENCEMENT DATE....................................... 2 ESTIMATED SUBSTANTIAL COMPLETION DATE................................... 2 EVENT OF DEFAULT........................................................ 32 EXTENSIONS.............................................................. 5 FAIR RENTAL VALUE....................................................... 7 FINAL PLANS............................................................. 37 FORCE MAJEURE........................................................... 42 GOVERNMENTAL AGENCY..................................................... 18 HAZARDOUS MATERIAL...................................................... 16 IMPOSITION.............................................................. 25 LANDLORD................................................................ 1, 22, 41 LANDLORD'S CONTRACTOR................................................... 25 LANDLORD'S NOTICE....................................................... 37 LEASE COMMENCEMENT DATE................................................. 4 LEASE EXPIRATION DATE................................................... 4 LEASE MEMORANDUM........................................................ 42 LEASE MONTH............................................................. 7 LEASE TERM.............................................................. 4 LEASE YEAR.............................................................. 8 LEASEHOLD TITLE POLICY.................................................. 45 MASTER LANDLORD......................................................... 44, 45 MASTER LEASE............................................................ 44 MODIFIED BUILDING SHELL COSTS........................................... 39 NOTICE AND ACKNOWLEDGEMENT.............................................. 24 NOTICES................................................................. 41 NRS..................................................................... 8 OFAC.................................................................... 43, 44 OPTIONS................................................................. 5 PERMITTED PURCHASER..................................................... 30 |
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
PERMITTED USES............................................................. 2 POSTED SECURITY REQUIREMENTS............................................... 24 PRO RATA SHARE............................................................. 14 PROJECT.................................................................... 2 PROPERTY................................................................... 2 REAL PROPERTY TAX.......................................................... 8 RECORDS.................................................................... 38 REDETERMINATION REQUEST.................................................... 7 RENT....................................................................... 8 RENTAL ADJUSTMENT DATE..................................................... 7 RENTAL ADJUSTMENT DATES.................................................... 6 RESTORATION................................................................ 27 SIGN....................................................................... 21 STRUCTURAL AND SAFETY ALTERATIONS.......................................... 25, 26 SUBJECT SPACE.............................................................. 28 SUBLEASE................................................................... 30 SUBTENANT.................................................................. 30 TAX CONTEST................................................................ 9 TELECOMMUNICATIONS EQUIPMENT............................................... 40 TENANT..................................................................... 1, 22 TENANT AFFILIATE........................................................... 30 TENANT GROUP............................................................... 18 TENANT IMPROVEMENTS........................................................ 37 TENANT'S ALTERATIONS....................................................... 24 TENANT'S COSTS............................................................. 38 TENANT'S OBJECTION......................................................... 37 TENANT'S REQUEST AND ACCEPTANCE NOTICE..................................... 38 TENANT'S SHARE............................................................. 39 TENANT'S TELECOMMUNICATIONS EQUIPMENT...................................... 40 TERMINATION OPTION......................................................... 46 TRANSFER NOTICE............................................................ 28 TRANSFER PREMIUM........................................................... 29 TRANSFEREE................................................................. 28 TRANSFERS.................................................................. 28 |
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
LEASE
ARTICLE ONE BASIC TERMS
This Article One contains the Basic Terms of this Lease between Landlord and Tenant named below. Other Articles, Sections and Paragraphs of this Lease referred to in this Article One explain and define the Basic Terms and are to be read in conjunction with the Basic Terms.
Section 1.01. DATE OF LEASE: December 11, 2006.
Section 1.02. LANDLORD: BELTWAY BUSINESS PARK WAREHOUSE NO. 2, LLC, a Nevada limited liability company.
Address of Landlord: c/o Majestic Realty Co. 13191 Crossroads Parkway North, Sixth Floor City of Industry, California 91746 Attention: Property Management [Telephone: (562) 692-9581] [Fax: (562) 695-0441] With a copy of any notices to: c/o Majestic Realty Co. 4155 W. Russell Road, Suite C Las Vegas, Nevada 89118 Attention: Property Manager [Telephone: (702) 896-5564] [Fax: (702) 896-4838] |
MASTER LANDLORD: (see Article Seventeen) County of Clark, a political subdivision of the State of Nevada.
Section 1.03. TENANT: NEVADA POWER COMPANY, a Nevada corporation. Address of Tenant: Nevada Power Company Administrative Services 6226 W. Sahara Ave. Las Vegas, Nevada 89146 Attention: Director of Administrative Services [Telephone: (702) 367-5636] [Fax: (702) 367-5095] With copies of any notices to: Nevada Power Company Legal Department 6226 W. Sahara Ave. Las Vegas, Nevada 89146 Attention: General Counsel [Telephone: (702) 367-5000] [Fax: (702) 227-2069] and: 7155 Lindell Road Las Vegas, Nevada Nevada Power Company |
K. Michael Leavitt Leavitt, Sully & Rivers 601 E. Bridger Ave.
Las Vegas, NV 89101
[Fax: (702) 382-2892]
Section 1.04. PROPERTY: The Property (defined below) is part of Landlord's multi-tenant real property development which will, when completed, consist of two (2) buildings having a total of approximately 540,000 square feet of rentable space and described or depicted on the attached Exhibit "A" (the "PROJECT"). The Project includes the land, the buildings and all other improvements located on the land, and the Common Areas and Common Area Improvements (as defined in Section 4.05(a) below). The property that is the subject of this Lease is that part of the Project known as Building 5 (which will include approximately 288,000 square feet of space) (the "BUILDING"), the real property upon which the Building and certain Common Areas are located ("BUILDING PREMISES") consisting of approximately 16.00 acres of land generally located at 7155 Lindell Road, Las Vegas, Nevada, plus approximately 15.94 acres of land adjacent to the Building Premises (the "ADDITIONAL LAND"), all as shown on 4 7155 Lindell Road Las Vegas, Nevada Nevada Power Company DMWEST #6375379 v25 Exhibit "A" attached hereto (collectively, the "PROPERTY"). Although some Common Area Improvements will be physically located on the Building Premises, as used in this Lease, neither the defined term "Building" nor the defined term "Property" is intended to include those improvements included within the defined term "Common Area Improvements," unless otherwise expressly provided. The square footage figures for the Project and the Property, as recited in this Section 1.04, are approximate. No adjustment will be made to the Base Rent or any other amounts payable by Tenant under this Lease (or to any other provisions of this Lease) if the actual square footage, however measured, is more or less than the square footage recited.
Section 1.05. TERM.
(a) LEASE TERM: Twenty (20) years, subject to Sections 2.05 and 3.01, commencing on the Lease Commencement Date.
(b) LEASE COMMENCEMENT DATE: The Lease Commencement Date (as defined in Section 2.01 below) of the initial Lease Term shall be the one hundred eightieth (180th) day following Substantial Completion (as defined in Article Fourteen below) of the Building Shell Improvements (as defined in Article Fourteen below). The estimated date of Substantial Completion of the Building Shell Improvements is February 1, 2007 (the "ESTIMATED SUBSTANTIAL COMPLETION DATE"), and the Lease Commencement Date is estimated to be August 1, 2007 (the "ESTIMATED LEASE COMMENCEMENT DATE"). Upon determination of the actual date of Substantial Completion of the Building Shell Improvements and the actual Lease Commencement Date, Landlord and Tenant shall promptly execute a Confirmation of Initial Lease Term and Amendment to Lease, substantially in the form of that attached as Exhibit "E" to this Lease.
(c) LEASE EXPIRATION DATE: Subject to Section 2.05, the expiration
date of the initial Lease Term shall be the last day of the two hundred fortieth
(240th) calendar month following the month in which the Lease Commencement Date
falls, unless the Lease Commencement Date is the first day of a calendar month,
in which event the expiration date shall be the last day of the two hundred
thirty-ninth (239th) calendar month following the month in which the Lease
Commencement date falls.
Section 1.06. PERMITTED USES: Office uses; employee fitness center; storage, warehousing and distribution uses, including, but not limited to storage and distribution of transformers; design and engineering uses; employee training; fabrication, assembly and manufacture of items, parts, equipment and apparatus for use by Tenant, its affiliates and/or permitted Subtenants (as defined in Section 9.08) in the course of their business, but not for sale to third parties except with the prior written consent of Landlord; communication, telecommunication and technological activities and services; call center; credit union office and services; food and drink preparation, service and sale (but not for commercial purposes with the general public), including cafeteria and concession sales; cleaning, maintenance, repair and restoration of personal property, including equipment and apparatus (but not for commercial purposes with the public or third parties except with the prior written consent of Landlord); parking, storage, cleaning, fueling, maintenance, repair and restoration of vehicles (but not for commercial purposes with the public or third parties except with the prior written consent of Landlord, and with such uses to be conducted primarily on the Additional Land); demonstration energy conservation projects, including solar panels and wind
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
turbines; public meeting rooms for community organizations; uses reasonably related to all of the foregoing; and any other uses approved in advance, in writing, by Landlord. Consistent with the above, if in the course of consenting to a proposed assignment or subletting requiring Landlord's consent under Article Nine below, Landlord expressly approves a different use of all or a portion of the Property, then such different use (and any ancillary office use) shall also constitute a Permitted Use under this Lease. Subject to any restrictions and requirements of Applicable Laws (as defined in Section 5.02 below). Tenant's outside storage yard on the westerly portion of the Additional Land shall have block walls on the north, west and south boundaries. Any permanent outside storage of items on other portions of the Property shall be screened from view from adjacent public roadways, as may be reasonably required by Landlord. Notwithstanding any language to the contrary in this Section 1.06, no such Permitted Use shall (i) create obnoxious (as to a reasonable person) odors or noise, (ii) include storage of tire or other products made with like materials (except for storage of tires on the Additional Land for future use on vehicles of Tenant and permitted Subtenants, and temporary storage of used tires on the Additional Land preceding offsite disposition), (iii) include storage of explosives, or (iv) involve fabrication or manufacturing, except as specifically allowed above in this Section 1.06.
Section 1.07. SECURITY DEPOSIT: None.
Section 1.08. TENANT'S GUARANTOR: None.
Section 1.09. BROKERS: (See Article Thirteen)
Landlord's Broker: Majestic Realty Co. 4155 W. Russell Road, Suite C Las Vegas, Nevada 89118 and Valley Realty, LLC 7181 Amigo Street, Suite 100 Las Vegas, Nevada 89119 Tenant's Broker: Commerce CRG of Nevada, LLC 3930 Howard Hughes Parkway, Suite 250 Las Vegas, Nevada 89109 |
Section 1.10. RENT AND OTHER CHARGES PAYABLE BY TENANT: (Subject to the provisions of Section 3.01).
(a) BASE RENT:
Lease Term Monthly Installment of Base Rent ---------- -------------------------------- Partial calendar month (if any) $250,000.00 (prorated) at commencement of Lease Term Lease Months 1 through 3 $125,000.00 Lease Months 4 through 24 $250,000.00 Lease Months 25 through 48 $265,000.00 Lease Months 49 through 72 $280,900.00 Lease Months 73 through 96 $297,754.00 Lease Months 97 through 120 $315,619.24 Lease Months 121 through 144 $334,556.39 Lease Months 145 through 168 $354,629.78 Lease Months 169 through 192 $375,907.56 Lease Months 193 through 216 $398,462.02 Lease Months 217 through 240 $422,369.74 7155 Lindell Road Las Vegas, Nevada Nevada Power Company |
(b) OTHER PERIODIC PAYMENTS: (i) Real Property Taxes (see Section
4.02 below); (ii) Utilities (see Section 4.03 below); and (iii) Tenant's Pro
Rata Share--which shall be fifty percent (50%)--of Common Area Costs (see
Section 4.05(e) below).
ARTICLE TWO LEASE TERM
Section 2.01. LEASE OF PROPERTY FOR LEASE TERM. The term of this Lease (the "LEASE TERM") shall be as set forth in Section 1.05(a) above, shall commence on the date (the "LEASE COMMENCEMENT DATE") set forth in Section 1.05(b) above, and shall terminate on the date (the "LEASE EXPIRATION DATE") set forth in Section 1.05(c) above, unless sooner terminated or extended as expressly provided in this Lease. The terms and provisions of this Lease shall be effective as of the date of this Lease, except for Section 1.10, Article Three (save and except Section 3.03), Article Four (save and except for Section 4.04(a) with respect to, but only with respect to, acts and omissions of Tenant, its agents, employees, contractors or other persons under the supervision and control of Tenant while on or about the Property), Section 5.02, Section 5.03 (save and except for Section 5.03.11), Section 5.05.1, Section 6.04 and Article Seven. Those excepted terms and provisions of this Lease not becoming effective as of the date of this Lease shall be and become effective on the Lease Commencement Date unless they become effective earlier pursuant to the provisions of Section 2.03 below.
Section 2.02. DELAY IN COMMENCEMENT. Landlord shall not be liable to
Tenant if Landlord does not deliver possession of the Property to Tenant on the
Estimated Substantial Completion Date. Landlord's non-delivery of the Property
to Tenant on that date shall not affect this Lease or the obligations of Tenant
under this Lease, except that the Lease Commencement Date shall be delayed until
the one hundred eightieth (180th) day following Substantial Completion of the
Building Shell Improvements (unless such delay in Substantial Completion of the
Building Shell Improvements is the result of a Tenant Delay, as defined in
Section 14.02 below, in which event the 180-day period shall be reduced for a
period equal to the period of Tenant Delay). If Substantial Completion of the
Building Shell Improvements does not occur within one hundred eighty (180) days
following the Estimated Substantial Completion Date (extended for any periods of
Tenant Delay and any Force Majeure Delay as defined in Section 16.12 below),
Tenant may elect to cancel and terminate this Lease by giving written notice to
Landlord within fifteen (15) business days after the one hundred eighty
(180)-day period (as it may have been extended) ends. If Tenant gives such
notice, this Lease shall be canceled and terminated, and neither Landlord nor
Tenant shall have any further obligations to the other, excepting only those
obligations which have accrued prior to or which expressly survive termination
of this Lease. If Tenant fails to timely give such notice, the right to cancel
and terminate this Lease shall expire, and the Lease Term shall commence on the
one hundred eightieth (180th) day following Substantial Completion of the
Building Shell Improvements. Consistent with the terms of Section 1.05(b) above,
upon determination of the date of Substantial Completion of the Building Shell
Improvements and the Lease Commencement Date, Landlord and Tenant shall promptly
execute an amendment to this Lease setting forth the Lease Commencement Date and
Lease Expiration Date, substantially in the form attached as Exhibit "E" to this
Lease. Failure to execute such amendment shall not affect the actual Lease
Commencement Date and Lease Expiration Date. The failure of Tenant to take
possession of or to occupy the Property shall not serve to relieve Tenant of any
obligations arising on the Lease Commencement Date, and shall not delay the
payment of rent by Tenant.
Section 2.03. EARLY ENTRY AND OCCUPANCY. Prior to Substantial Completion
of the Building Shell Improvements, Tenant shall have the right of early
occupancy of the Additional Land, subject to (a) full execution of this Lease,
(b) Landlord's receipt of the sum of One Hundred Twenty-five Thousand Dollars
($125,000.00) for Base Rent for Lease Month 1, (c) Landlord's and Tenant's
receipt of any necessary governmental permits, approvals, certificates, or
consents, (d) Landlord's prior receipt of Tenant's proposed schedule describing
the timing and purposes of Tenant's early occupancy, and (e) all of the terms
and conditions of this Lease then becoming effective, with the exception of
Section 1.10, Article Three (save and except Section 3.03), Article Four (save
and except for Section 4.04(a) with respect to, but only with respect to, acts
and omissions of Tenant, its agent, employees, contractors or other persons
under the supervision and control of Tenant while on or about the Property),
Section 5.02, Section 5.03 (save and except for Section 5.03.11 and except with
respect to acts and omissions of Tenant, its agents, employees, contractors or
other parties under the supervision and control of Tenant while on or about the
Property), Section 5.05.1 (except with respect to acts and omissions of Tenant,
its agents, employees, contractors or other parties under the supervision and
control of Tenant while on or about the Property), Section 6.04 and Article
Seven. Those excepted terms and provisions of this Lease not becoming effective
for purposes of the above early
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
entry and occupancy period shall be and become effective on the Lease Commencement Date. In addition to early occupancy of the Additional Land, Tenant and Tenant's architects and other design representatives shall have the right during the course of construction of the Building Shell Improvements to enter upon the Building Premises for review and inspection purposes.
Landlord and Tenant shall together review Tenant's proposed schedule describing the timing and purposes of Tenant's early occupancy, and Landlord and Tenant shall work in good faith with each other to limit interference with each other's activities during any period of early occupancy. Such early occupancy shall be for the purpose of preparing the Property for use by Tenant and any permitted Subtenants, including the construction of the Tenant Improvements (defined in Article Fourteen below), if Tenant elects to do so pursuant to Section 14.04 below, and the installation of improvements and equipment and storage of inventory and other personal property of Tenant and any permitted Subtenants. During such period, Tenant shall assume all risk of loss to Tenant's equipment, products, and other personal property. Tenant's entry upon the Building Premises during this period shall not interfere with construction of the Building Shell Improvements by Landlord's contractor, and in the event it does so interfere, Tenant shall cease all such activity on the Building Premises until Substantial Completion of the Building Shell Improvements.
Section 2.04. HOLDING OVER. If Tenant holds over after the expiration of
the Lease Term, with or without the express or implied consent of Landlord, such
tenancy shall be from month-to-month only, and shall not constitute a renewal
hereof or an extension for any further term, and in such case Base Rent shall be
payable at a monthly rate equal to one hundred twenty percent (120%) of the Base
Rent applicable immediately before the expiration of the Lease Term. Such
month-to-month tenancy shall be subject to every other term, covenant and
agreement contained herein. Nothing contained in this Section 2.04 shall be
construed as consent by Landlord to any holding over by Tenant, and Landlord
expressly reserves the right to require Tenant to surrender possession of the
Property to Landlord as provided in this Lease upon the expiration or other
termination of this Lease. The provisions of this Section 2.04 shall not be
deemed to limit or constitute a waiver of any other rights or remedies of
Landlord provided herein or at law. If Tenant fails to surrender the Property
upon the termination or expiration of this Lease, in addition to any other
liabilities to Landlord accruing therefrom, Tenant shall protect, defend,
indemnify and hold Landlord harmless from all loss, costs (including reasonable
attorneys' fees) and liability resulting from such failure, including without
limiting the generality of the foregoing, any claims made by any succeeding
tenant founded upon such failure to surrender, and any lost profits to Landlord
resulting therefrom; provided, however, that notwithstanding the foregoing
provisions of this sentence and any language to the contrary in this Section
2.04, Tenant shall not be obligated with respect to the foregoing provisions of
this sentence and shall not be liable for any consequential damages unless (i)
Landlord enters into a written lease with a third-party, unrelated, and
unaffiliated tenant requiring delivery of the Property upon or following the
Lease Expiration Date, (ii) Landlord gives Tenant written notice of having
entered into that lease and a copy of the lease language requiring delivery of
the Property and the required date of delivery and (iii) Tenant fails to
surrender the Property by the later to occur of (a) the Lease Expiration Date or
(b) the one hundred eightieth (180th) day following Tenant's receipt of that
written notice.
Section 2.05. OPTIONS TO EXTEND LEASE TERM.
(a) Grant of Options. Landlord hereby grants to Tenant three (3)
options (the "OPTIONS") to extend the Lease Term for additional periods of ten
(10) years each (the "EXTENSIONS"), on the same terms and conditions as set
forth in this Lease, but at Base Rent as set forth below and without any
additional Options other than those granted in this Section 2.05; provided,
however, that the final Extension shall expire on the earlier of ten (10) years
following the commencement date of such Extension or the expiration date (as it
may be extended) of the Master Lease (defined below). In the event of the
exercise of one or more Options by Tenant, the Lease Expiration Date shall be
the last day of the last Extension for which the Option is exercised. Each
Option shall be exercised only by written notice delivered to Landlord not less
than two hundred seventy (270) days before the expiration of the initial Lease
Term or the preceding Extension of the Lease Term, respectively, and shall be
subject to the provisions of Section 2.05 (c)(1)(iv) below. If Tenant fails to
deliver Landlord written notice of the exercise of an Option within the
prescribed time period, such Option and any succeeding Options shall lapse, and
there shall be no further right to extend the Lease Term. Each Option shall be
exercisable by Tenant on the express conditions that at the time of the exercise
(and at all times following such exercise and prior to the commencement of the
Extension), Tenant shall not be in material default under any of the provisions
of this Lease (beyond any applicable notice and
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
cure period). Following Tenant's timely and valid exercise of an Option and the
determination of the amount of Base Rent to be paid on the applicable FRV Rental
Adjustment Date (as defined below) (taking into consideration the provisions of
Section 2.05 (d)(1)(iv) below), Landlord shall prepare and Tenant shall execute
and deliver to Landlord an amendment to this Lease confirming the term of the
Extension and the amount of Base Rent payable by Tenant during such Extension.
(b) Time of Essence. Time is of the essence with respect to Tenant's exercise of the Option(s) granted in this Section 2.05.
(c) Calculation of Rent. The Base Rent during the Extension(s) shall be determined by a combination of the following methods:
Fair Rental Value Adjustment (Section 2.05(c)(1), below); and Fixed Adjustment (Section 2.05(c)(2), below).
(1) Fair Rental Value Adjustment. The Base Rent shall be adjusted on
the first day of the first month of each Extension of the Lease Term (the "FRV
RENTAL ADJUSTMENT DATES") to the "fair rental value" of (a) the Base Building
Shell Improvements (as defined in Section 14.01) upon and including the Building
Premises (exclusive of any (i) Common Area Improvements, other than those
included in the Base Building Shell Plans and located on the Building Premises
[but expressly excluding the ESFR System]), and (ii) any other onsite or offsite
improvements located thereon or associated therewith, other than those included
in the Base Building Shell Plans [as defined in Section 14.01]), and (b) the
land comprising the Additional Land (as if vacant, and without any buildings,
other structures or onsite or offsite improvements located thereon or associated
therewith) (collectively, the "APPRAISED PREMISES"), determined in the manner
that follows. The fair rental value of the Appraised Premises shall equal the
Base Rent on the applicable FRV Rental Adjustment Date and shall be the sum
total of (a) of the fair rental value of the Base Building Shell Improvements
upon and including the Building Premises, as if the Building Shell Improvements
were comprised solely and exclusively of the Base Building Shell Improvements
and had been constructed upon the Building Premises on the Building Shell
Substantial Completion Date as reflected in the Base Building Shell Plans,
without any of the Building Modifications (as defined in Section 14.01),
exclusive of any (i) Common Area Improvements, other than those included in the
Base Building Shell Plans and located on the Building Premises (but expressly
excluding the ESFR System), and (ii) any other onsite or offsite improvements
located thereon or associated therewith, other than those included in the Base
Building Shell Plans, and (b) the fair rental value of the land comprising the
Additional Land, as if vacant land, without any buildings, other structures or
onsite or offsite improvements located thereon or associated therewith, all
appraised in accordance with the provisions of Section 2.05(c)(1)(iii) below.
(i) Not later than two hundred fifty (250) days prior to any applicable FRV Rental Adjustment Date, Landlord and Tenant shall meet in an effort to negotiate, in good faith, the fair rental value of the Appraised Premises as of such FRV Rental Adjustment Date. If Landlord and Tenant have not agreed upon the fair rental value of the Appraised Premises at least one hundred eighty (180) days prior to the applicable FRV Rental Adjustment Date, the fair rental value shall be determined by appraisal issued by a real estate appraisal firm of national standing in the manner that follows.
(ii) If Landlord and Tenant are not able to agree upon the fair rental value of the Appraised Premises within the prescribed time period, then Landlord and Tenant shall attempt to agree in good faith upon a single appraiser, not later than one hundred fifty (150) days prior to the applicable FRV Rental Adjustment Date. If Landlord and Tenant are unable to agree upon a single appraiser within such time period, then Landlord and Tenant shall each appoint one appraiser not later than one hundred twenty (120) days prior to the applicable FRV Rental Adjustment Date. Within thirty (30) days thereafter, the two appointed appraisers shall appoint a third appraiser. If either Landlord or Tenant fails to appoint its appraiser within the prescribed time period, the single appraiser appointed shall determine the fair rental value of the Appraised Premises. If both parties fail to appoint appraisers within the prescribed time periods, then the first appraiser thereafter selected by a party shall determine the fair rental value of the Appraised Premises. Each party shall bear the cost of its own appraiser, and the parties shall share equally the cost of the single or third appraiser, if applicable. The appraisers used shall have at least five (5) years' experience in appraising commercial/industrial real property in Clark County, Nevada. All such appraisers shall be Members of the Appraisal Institute. The appraisers shall be instructed to separately determine
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the fair rental value of each of the two components of the Appraised Premises as
noted and described in the second sentence of the first paragraph of this
Section 2.05(c)(1) above
(iii) For the purposes of such appraisal, the term "fair rental value" shall mean the price that a ready and willing tenant would pay, as of the applicable FRV Rental Adjustment Date, as monthly rent to a ready and willing landlord of the Appraised Premises (subject to usual adjustments) if such property were exposed for lease on the open market for a reasonable period of time for warehouse distribution purposes as respects the Base Building Shell Improvements and the Building Premises, and for outside storage and vehicle parking purposes as respects the Additional Land. If a single appraiser is chosen, then such appraiser shall determine the fair rental value of the Appraised Premises. If two appraisers shall agree upon the fair rental value of the Appraised Premises, then the amount so agreed upon shall be the fair rental value of the Appraised Premises. Otherwise, the fair rental value of the Appraised Premises shall be the amount of the appraisal which is neither the highest nor the lowest value. Base Rent shall not be reduced pursuant to the provisions of this Section 2.05 (c)(1)(iii) by reason of such determination of fair rental value of the Appraised Premises. Landlord and Tenant shall instruct the appraiser(s) to complete their determination of the fair rental value not later than sixty (60) days prior to the applicable FRV Rental Adjustment Date. When the fair rental value of the Appraised Premises is determined by appraisal as provided above, Landlord shall deliver notice thereof to Tenant, together with statement setting forth the amount of Base Rent determined therefrom. If the fair rental value is not determined prior to the applicable FRV Rental Adjustment Date, then Tenant shall continue to pay to Landlord the Base Rent immediately prior to such Extension, until the fair rental value is determined. Tenant shall pay to Landlord, within ten (10) days after receipt of Landlord's notice, any difference between the Base Rent actually paid by Tenant to Landlord and the new Base Rent determined hereunder.
(iv) Notwithstanding any other provision herein to the
contrary, within one hundred twenty (120) days following receipt by Tenant from
Landlord of the determination of the fair rental value and the amount of the
Base Rent determined therefrom, Tenant may give Landlord written request for
redetermination of the amount of the Base Rent ("REDETERMINATION REQUEST"). The
Redetermination Request may be for purposes of reducing the Base Rent from the
amount payable prior to the applicable FRV Rental Adjustment Date. Within thirty
(30) days following Landlord's receipt of the Redetermination Request, Landlord
and Tenant shall meet and negotiate in good faith to agree upon a redetermined
amount of Base Rent to be paid commencing on the applicable FRV Rental
Adjustment Date. If Landlord and Tenant agree to an adjustment, the adjusted
amount shall be the amount of Base Rent for the applicable period, and Tenant
shall receive credit for any overpayments. If Landlord and Tenant are unable to
agree in writing upon an adjusted amount of Base Rent within ninety (90) days of
Landlord's receipt of the Redetermination Request, Tenant shall have the right
to terminate this Lease and Tenant's further rights and obligations under this
Lease as of a date certain (the "EARLY TERMINATION DATE"), which date shall be
not less than two (2) years following Landlord's receipt of written notice from
Tenant that Tenant intends to terminate this Lease in accordance with the
foregoing provisions. The Base Rent payable by Tenant to Landlord on and after
the applicable FRV Rental Adjustment Date shall be one hundred six percent
(106%) of the Base Rent payable immediately prior to the applicable FRV Rental
Adjustment Date. If the Early Termination Date is more than two (2) years
following the applicable FRV Rental Adjustment Date, the Base Rent shall be
increased by a like amount (106% of the Base Rent then payable) every two (2)
years thereafter.
(2) Fixed Adjustment. The Base Rent shall be increased to the following amounts on the following dates: on the first day of the 25th, 49th, 73rd and 97th months of each Extension (each a "RENTAL ADJUSTMENT DATE") by a factor of six percent (6%) over the Base Rent payable immediately prior to the applicable Rental Adjustment Date.
ARTICLE THREE BASE RENT
Section 3.01. TIME AND MANNER OF PAYMENT. Upon execution of this Lease, Tenant shall pay Landlord the sum of One Hundred Twenty-five Dollars ($125,000.00) as and for the Base Rent for Lease Month 1. On the first day of Lease Month 3, Tenant shall pay Landlord the monthly Base Rent for any partial Lease Month at the beginning of the Lease Term. On the first day of Lease Month 2 and each month during the Lease Term thereafter, Tenant shall pay Landlord the monthly Base Rent set forth in Section 1.10(a) above, in advance, without offset, deduction or prior demand except as otherwise provided herein. The Base Rent shall be payable at Landlord's address or at such other place as Landlord may designate in writing. The term "LEASE MONTH" shall
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mean each consecutive full calendar month during the Lease Term (excluding any partial calendar month at the inception of the Lease Term). For purposes of this Lease, the term "LEASE YEAR" shall mean, with respect to the first Lease Year, the period commencing on the Lease Commencement Date and ending on the last day of the twelfth (12th) calendar month following the month in which the Lease Commencement Date falls (unless the Lease Commencement Date falls on the first day of a calendar month, in which case the first Lease Year will end on the last day of the twelfth (12th) Lease Month), and with respect to subsequent Lease Years, each consecutive twelve (12) month period during the Lease Term following the first Lease Year. If the Lease Commencement Date is a day other than the first day of a calendar month, then (a) the Lease Term shall include the number of months stated (or the number of months included within the number of years stated) in Section 1.05 above, plus the partial calendar month in which the Lease Commencement Date falls, (b) Base Rent of $250,000.00 and Additional Rent for such partial month shall be prorated based on the number of days in such calendar month and (c) such rent shall be payable on the first day of Lease Month 3.
Section 3.02. APPLICATION OF PAYMENTS. Unless otherwise agreed by Landlord and Tenant, all payments received by Landlord from Tenant shall be applied to the oldest payment obligation owed by Tenant to Landlord. No designation by Tenant, either in a separate writing or on a check or money order, shall modify this Section or have any force or effect.
Section 3.03. TERMINATION; ADVANCE PAYMENTS. Upon termination of this Lease under Article Seven (Damage or Destruction) of this Lease, or under Article Eight (Condemnation) of this Lease, or any other termination not resulting from Tenant's default, and after Tenant has vacated the Property in the manner required by this Lease, Landlord shall refund or credit to Tenant (or Tenant's successor) any Rent, including Additional Rent, or other advance payments made by Tenant to Landlord, and any amounts paid for Real Property Taxes and insurance which apply to any time periods after termination of this Lease.
ARTICLE FOUR OTHER CHARGES PAYABLE BY TENANT
Section 4.01. ADDITIONAL RENT. All charges payable by Tenant during the Lease Term other than Base Rent are called "ADDITIONAL RENT." Unless this Lease provides otherwise, Tenant shall pay all Additional Rent then due with the next monthly installment of Base Rent. The term "rent" or "RENT" shall mean Base Rent and Additional Rent. Without limitation on other obligations of Tenant that shall survive the expiration or earlier termination of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article Four shall survive the expiration or earlier termination of the Lease Term. The failure of Landlord to timely furnish Tenant the amount of the Additional Rent shall not preclude Landlord from enforcing its rights to collect such Additional Rent after furnishing the amount.
Section 4.02. PROPERTY TAXES.
(a) REAL PROPERTY TAXES. Tenant shall pay all Real Property Taxes on the Property (including any fees, taxes or assessments against, or as a result of, any tenant improvements installed on the Property by or for the benefit of Tenant) during the Lease Term. Until the Property is separately assessed as provided in Section 4.02(c) below, Landlord shall bill Tenant in advance for Tenant's share of the Real Property Taxes, and Tenant shall pay Landlord the amount of such Real Property Taxes quarterly prior to their due date, as Additional Rent. Landlord shall pay such taxes prior to such delinquency date, provided that Tenant has timely made such payments to Landlord. Any penalty caused by Tenant's failure to timely make such payments shall also be Additional Rent owed by Tenant immediately upon demand. When the Property is separately assessed as provided in Section 4.02(c) below, Tenant shall pay all Real Property Taxes as part of Tenant's central tax assessment, or as otherwise required by the applicable taxing authorities.
(b) DEFINITION OF "REAL PROPERTY TAX." "Real Property Tax" means ad valorem real property tax assessed against the Property and levied pursuant to the provisions of Nevada Revised Statutes ("NRS") 361.445-361.470, or any successor statute, and (i) any fee, license fee, license tax, business license fee, commercial rental tax, levy, charge, assessment, penalty or tax imposed by any taxing authority against the Property; (ii) any tax on the Landlord's right to receive, or the receipt of, rent or income from the Property or against Landlord's business of leasing the Property; (iii) any tax or charge for fire protection, streets, sidewalks, road maintenance, refuse or other services provided to the Property by any governmental agency; (iv) any tax imposed upon this transaction or
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based upon a re-assessment of the Property due to a change of ownership, as defined by applicable law, or other transfer of all or part of Landlord's interest in the Property; and (v) any charge or fee replacing any tax previously included within the definition of Real Property Tax. "Real Property Tax" does not, however, include (i) Landlord's federal or state income, franchise, inheritance or estate taxes, or (ii) penalties imposed by any taxing authority against the Property due to Landlord's failure to pay such taxes prior to delinquency, unless such failure was due to Tenant's failure to timely make such payments to Landlord.
(c) JOINT ASSESSMENT; TENANT'S SHARE. Until the Property is
separately assessed, Landlord shall reasonably determine Tenant's share of the
Real Property Taxes payable by Tenant under Section 4.02(a) above from the
assessor's worksheets or other reasonably available information. As used in this
Section 4.02, the Real Property Taxes for the Property shall be (i) Tenant's Pro
Rata Share of the Real Property Taxes for the Project exclusive of the
Additional Land, plus (ii) all of the Real Property Taxes for the Additional
Land. Landlord shall diligently pursue the separate assessment of the Property
as follows: Upon recordation of the Lease Memorandum (defined in Section 16.08
below), Landlord, at Landlord's cost and expense, shall have all of the Property
included in one or more Assessor's Parcels comprised exclusively of all or
portions of the Property, so that the entirety of the Property may be taxed
separately as part of Tenant's central tax assessment. The Building Premises
shall independently comprise a single Assessor's Parcel. The Additional Land
shall separately comprise one or more Assessor's Parcels of such size and
configuration as Tenant shall direct, subject to such requirements as may be
imposed by the Clark County Assessor's Office; provided, however, that the cost
of preparing any additional required legal descriptions of the Additional Land
(other than the legal description of the Additional Land attached as part of
Exhibit "A" to this Lease) due to Tenant's desire to divide the Additional Land
into multiple parcels shall be at Tenant's sole cost. Landlord shall make all
commercially reasonable, good faith efforts to have the foregoing accomplished
through Clark County administrative procedures. However, if the foregoing can be
accomplished only through division of land procedures under NRS 278.320 through
278.4725, Tenant shall reimburse to Landlord one-half (1/2) of the out-of-pocket
survey and engineering costs incurred with unaffiliated survey and engineering
firms and paid by Landlord to effect the land division. Tenant shall make such
reimbursement within thirty (30) days following the recording of applicable maps
and certificates and receipt by Tenant from Landlord of copies of the paid
invoices for such engineering and survey work. In connection with the
above-described separate assessment of the Property, Landlord and Tenant shall
execute and deliver such further instruments and perform such additional acts as
may be reasonably required to obtain the desired central tax assessment
treatment.
(d) PERSONAL PROPERTY TAXES.
(i) Tenant shall pay all taxes charged against trade fixtures, furnishings, equipment or any other personal property belonging to Tenant. Tenant shall diligently pursue the separate assessment of such personal property, so that it is taxed separately from the Property.
(ii) If any of Tenant's personal property is taxed with the Property and the Property is not separately assessed, Tenant shall pay Landlord the taxes for the personal property with its payment to Landlord of Real Property Taxes.
(e) CONTEST OF TAXES. Tenant, at Tenant's sole cost and expense, shall have the right, in Landlord's name, if appropriate, to contest Real Property Taxes on the Property by appropriate legal or administrative proceedings (a "TAX CONTEST"), subject to the terms of this Section 4.02(e). In such event, Tenant may defer payment of the contested tax but shall promptly pay such contested tax or cause it to be paid under protest prior to such time as the Property may be subject to conveyance by the Clark County Treasurer pursuant to the provisions of NRS 361.595, 361.603 or NRS 361.604, as those provisions may, from time to time, be amended. If there shall be any refund with respect to any contested tax based on a payment by Tenant, Tenant shall be entitled to the same to the extent of such payment. If the Property is not taxed separate and apart from other portions of the Project, Landlord shall have the right to participate jointly with Tenant in any contest of Real Property Taxes relative to any portion of the Property not so separately taxed. In such event, Landlord shall bear all costs incurred by Landlord relative to such participation. Landlord shall promptly cooperate with Tenant, execute such documents and take such actions as may be reasonably necessary to enable Tenant to properly contest any tax contemplated in this section; provided, however, that Landlord shall not be required to incur any out-of-pocket costs in connection with the same except to the extent that Landlord elects to do so if Landlord elects to proceed jointly with Tenant relative to the contest of such tax as provided in the foregoing provisions of this Section 4.02(e). Tenant shall and
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hereby agrees to indemnify, defend and hold harmless Landlord of, from and against any and all costs, liabilities or tax obligations (including without limitation any increases in taxes) resulting from any such contest in which Landlord does not jointly participate with Tenant as provided in the foregoing provisions of this Section 4.02(e). If Tenant does elect to pursue the Tax Contest under the circumstances described above, then Tenant shall furnish such security, if any, as may be required in the Tax Contest proceedings.
Section 4.03. UTILITIES. Tenant shall pay, directly to the appropriate
supplier, the cost of all natural gas, heat, light, power, sewer service,
telephone, fiber optic, cable or other telecommunications or data delivery
services, water, refuse disposal and other utilities and services supplied to
the Property during the Lease Term. However, if any services or utilities are
jointly metered with other property, Landlord shall make a reasonable
determination of Tenant's proportionate share of the cost of such utilities and
services and Tenant shall pay such share to Landlord with Tenant's next monthly
installment of Base Rent, consistent with Section 4.01 above. Landlord's
determination shall take into consideration the uses being made of the Building,
the uses being made of the other building in the Project, and any differences in
costs imposed by the utility providing entity. Tenant acknowledges and agrees
that (1) this Lease is entirely separate and distinct from and independent of
any and all agreements that Tenant may at any time enter into with any third
party for the provision of utility services or any other services, and (2)
Landlord has no obligation of any kind concerning the provision of any such
services. Landlord shall not be liable for any failure to furnish, stoppage of,
or interruption in furnishing any of the services or utilities described in this
Section 4.03, when such failure is not caused by, and does not result from, any
act or omission of Landlord, its agents, permitees, invitees or contractors, and
instead results from accident, breakage or repairs caused by parties other than
Landlord, its agents, permitees, invitees or contractors, or is caused by
strikes, lockouts, labor disputes, labor disturbances, governmental regulation,
civil disturbances, terrorist acts, acts of war, moratorium or other
governmental action, or any other cause beyond Landlord's reasonable control,
and, in such event, Tenant shall not be entitled to any damages, nor shall any
failure or interruption abate or suspend Tenant's obligation to pay rent as
required under this Lease or constitute or be construed as a constructive or
other eviction of Tenant. Further, in the event any governmental authority or
public utility promulgates or revises any law, ordinance, rule or regulation, or
issues mandatory controls or voluntary controls relating to the use or
conservation of energy, water, gas, light or electricity, the reduction of
automobile or other emissions, or the provision of any other utility or service,
Landlord may take any reasonably appropriate action to comply with such law,
ordinance, rule, regulation, mandatory control or voluntary guideline without
affecting Tenant's obligations under this Lease. Tenant recognizes that security
services, if any, provided by Landlord at the Project are for the protection of
Landlord's property, and under no circumstances shall Landlord be responsible
for, and Tenant waives any rights with respect to, providing security or other
protection for Tenant or its employees, invitees or property in or about the
Property or the Building.
Section 4.04. INSURANCE POLICIES.
(a) LIABILITY INSURANCE. Subject to the provisions of Section 4.04(e) below, during the Lease Term, Tenant, at Tenant's sole cost and expense, shall maintain a policy of commercial general liability insurance (or its equivalent) insuring Tenant against liability for bodily injury, property damage (including loss of use of property) and personal injury arising out of Tenant's use or occupancy of the Property. Tenant shall name Landlord as an additional insured under such policy, and Tenant shall provide Landlord with an appropriate insurance certificate so evidencing prior to Tenant's occupancy of the Property, which certificate shall show Landlord as "an additional insured as required by contract." The initial per occurrence amount of such insurance shall be Three Million Dollars ($3,000,000.00) and shall be subject to periodic increase based upon inflation, increased liability awards, the reasonable recommendations of Landlord's professional insurance advisors and other relevant factors; provided, however, that any such increase shall not be required during the first three (3) Lease Years and shall not exceed those increases reasonably required by prudent owners of like properties in the Las Vegas metropolitan area. The liability insurance obtained by Tenant under this Section 4.04(a): shall (i) be primary and non-contributing except with respect to Landlord's negligence or willful misconduct; (ii) contain cross-liability endorsements; and (iii) provide contractual coverage with respect to Tenant's obligations under Section 5.05 below. The amount and coverage of such insurance shall not limit Tenant's liability nor relieve Tenant of any other obligation under this Lease. Landlord shall also obtain commercial general liability insurance (or its equivalent) insuring Landlord against liability for bodily injury, property damage (including loss of use of property) and personal injury arising out of ownership, operation, use or occupancy of the Property. The initial per occurrence amount of such insurance shall be not less than Three Million Dollars ($3,000,000.00) and shall be increased in amount and at times coincident with Tenant's required liability coverage amount increases provided above. The
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Nevada Power Company
policy obtained by Landlord shall not be contributory and shall not provide primary insurance except with respect to Landlord's negligence or willful misconduct. The policy obtained by Landlord shall provide contractual coverage with respect to Landlord's obligations under Section 5.05 below. In addition to the foregoing, both Landlord and Tenant shall obtain commercial automobile liability coverage with combined single limit coverage of One Million Dollars ($1,000,000.00) for bodily injury and property damage, which coverage shall include owned, non-owned and hired automobile liability for vehicles driven on or about the Property by their respective employees. Landlord shall have Tenant named as an additional insured on any policy of liability insurance obtained relative to the Common Areas.
(b) PROPERTY INSURANCE. Except as otherwise provided herein, and subject to the provisions of Section 4.04 (e) below, during the Lease Term, Tenant shall maintain policies of insurance covering loss of or damage to the Building Shell Improvements (including Common Area Improvements on the Building Premises other than, and excluding, the ESFR System [as defined in Section 4.05(a)]) and Tenant Improvements, in the full amount of their replacement value, with such policies providing protection against loss or damage due to fire or other casualties covered within the classification of fire and extended coverage. Such insurance coverage shall be effected by adding the Building Shell Improvements (including the Common Area Improvements located on the Building Premises, other than, and excluding the ESFR System) and the Tenant's Improvements to Tenant's schedule of insured values on its property coverage insurance policies, and shall be thereby insured against such other casualties as Tenant may elect to obtain relative to its other similar properties, which coverages may, at Tenant's election, include vandalism, malicious mischief, sprinkler leakage, flood coverage, earthquake coverage and/or terrorism coverage. All policies required under this Section 4.04(b) shall be written as primary policies, not contributing with and not supplemental to any property insurance coverage that Landlord may carry, and shall name Tenant, Landlord and Landlord's mortgage lender as loss payees as respects the Base Building Shell Improvements. Tenant shall be responsible for payment of the entirety of any deductible amount under Tenant's insurance policies. Neither Landlord nor Tenant shall do or permit anything to be done which invalidates any such insurance policies.
(c) PAYMENT OF PREMIUMS. Tenant shall pay all premiums for the
insurance policies described in Sections 4.04(a) and (b), except Landlord shall
pay all premiums for liability insurance which Landlord is required to obtain as
provided in Section 4.04(a) above. Subject to the provisions of Section 2.03
above and Section 4.04 (e) below, prior to the Lease Commencement Date Tenant
shall deliver to Landlord the "Acord Form" (or such other reasonable substitute
form as may then be customarily accepted by Landlord's and Landlord's mortgage
lender if the Acord Form is no longer available) certificates of insurance
evidencing insurance coverage which Tenant is required to maintain under this
Section 4.04. Upon the expiration of any such policy, Tenant shall deliver to
Landlord a certificate evidencing renewal of such policy without a lapse in
coverage. All such certificates of insurance shall be issued by an officer or
agent of the insurer. Landlord or Landlord's mortgage lender may request
commercially reasonable modifications to certificates of insurance provided by
Tenant. If so, Tenant shall expend commercially reasonable efforts to obtain
such modifications or to obtain issuance of a modified certificate. If Tenant is
unsuccessful in those efforts, Tenant shall provide to Landlord or Landlord's
mortgage lender written certification by an officer of Tenant, that with respect
to the particular required insurance coverage, such coverage is in force and
effect, or that Tenant is self-insuring such coverage in accordance with the
provisions of Section 4.04(e) below. If Landlord maintains a property casualty
insurance policy with a schedule for "contingent coverage" for multiple Landlord
properties (with claim proceeds payable only if Tenant or Tenant's insurer fails
to respond to the claim), and if Landlord's mortgage lender requires the Base
Building Shell Improvements to be added to such schedule, Tenant shall reimburse
Landlord for seventy-five percent (75%) of the premium cost of adding the Base
Building Shell Improvements to such schedule. In such event, Tenant shall
reimburse Landlord for such premium cost within thirty (30) days following
Tenant's receipt of Landlord's invoice therefor.
(d) GENERAL INSURANCE PROVISIONS.
(i) Any insurance that Tenant is required to maintain under this Lease shall include the carrier's standard provision for thirty (30) days' notice to Landlord prior to any cancellation or modification of such coverage, including the cancellation or modification of any required endorsements.
(ii) If Tenant fails to deliver any certificate to Landlord required under this Lease within the prescribed time period or if such policy is cancelled or modified contrary to the requirements of this Lease during the Lease Term without Landlord's consent (unless such policy is not in force or has been cancelled or
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Nevada Power Company
modified because Tenant has qualified for and elected to self-insure pursuant to
Section 4.04(e) below), such failure, cancellation or modification shall
constitute a material default under this Lease if not cured by Tenant following
written notice from Landlord pursuant to Section 10.02 of this Lease.
(iii) Tenant shall maintain all insurance required under this
Lease with companies duly authorized to issue insurance policies in Nevada and
holding a Financial Strength Rating of "A" or better, and a Financial Size
Category of "VIII" or larger, based on the most recent published ratings of the
A.M. Best Company. If at any time during the Lease Term, Tenant is unable to
maintain the insurance required under this Lease, Tenant shall nevertheless
maintain insurance coverage which is customary and commercially reasonable in
the insurance industry for Tenant's type of business, as that coverage may
change from time to time.
(iv) Notwithstanding anything in this Lease to the contrary, Landlord and Tenant each hereby waives any and all rights of recovery against the other, or against the members, managers, officers, employees, agents or representatives of the other (whether such right of recovery arises from a claim based on negligence or otherwise), for loss of or damage to its property or the property of others under its control, if such loss or damage is covered by any insurance policy required under the terms of this Lease (or other insurance coverage not required by this Lease) and which is active and in force at the time of such loss or damage. Upon obtaining the required policies of insurance, Landlord and Tenant shall give notice to the insurance carriers of this mutual waiver of subrogation and shall obtain any policy endorsements required therefor by any such policy.
(v) Neither Landlord nor Tenant shall do or permit to be done any act or thing upon the Property or the Project which would jeopardize or be in conflict with the property insurance policies covering the Project or fixtures or property in the Project.
(vi) During the Lease Term, Tenant, at Tenant's sole cost and expense, shall maintain workers' compensation insurance as required by Nevada law, and employer's liability insurance coverage with a limit of One Million Dollars ($1,000,000.00) in Constant Dollars (as defined in Section 6.05(b) below).
(vii) If Tenant carries any of the liability insurance required hereunder in the form of a blanket policy, any certificate required hereunder shall make specific reference to the Property.
(viii) Landlord or Landlord's mortgage lender shall not be limited in the proof of any damages which Landlord or Landlord's mortgage lender may claim against Tenant arising out of or by reason of Tenant's failure to provide and keep in force insurance, as provided above, to the amount of the insurance premium or premiums not paid or incurred by Tenant and which would have been payable under such insurance; but Landlord and Landlord's mortgage lender shall also be entitled to recover as damages for such breach, the uninsured amount of any loss, to the extent that it would have been insured. Tenant shall self insure any deductibles for the insurance required to be carried by Tenant in this Section 4.04.
(ix) Insurance claims by reason of damage to or destruction of any portion of the Property shall be adjusted by Tenant; provided, however, that although Tenant shall make the final decision with respect to any such adjustment, with respect to any claim regarding damage to or destruction of the Base Building Shell Improvements in excess of $200,000.00, promptly after such damage or destruction, Tenant shall advise Landlord and Landlord's mortgage lender of such occurrence and consult with Landlord and Landlord's mortgage lender throughout the process of adjusting any such claim, and provided further that both Landlord and Landlord's mortgage lender are fully advised as to all matters on a current basis. Landlord shall not be required to prosecute any claim against, or to contest any settlement proposed by Tenant or an insurer. Tenant may, at its expense, prosecute any such claim or contest any such settlement in the name of Landlord, Tenant or both, and Landlord will join therein at Tenant's written request upon the receipt by Landlord of an indemnity from Tenant against all costs, liabilities and expenses in connection therewith.
(e) SELF-INSURANCE OPTION. Tenant shall have the right to satisfy its insurance obligations under this Lease by means of self-insurance to the extent of all or part of the insurance required hereunder so long as (a) such self-insurance is permitted under all laws applicable to Tenant and/or the Property at the time in question, and (b) Tenant maintains a tangible net worth (as shown by its audited financial statements prepared in accordance with generally accepted accounting principles) of not less than Two Hundred Fifty Million Dollars
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($250,000,000.00) in Constant Dollars; and (c) Tenant shall, not less than annually, provide Landlord an audited financial statement, prepared in accordance with generally accepted accounting principles, showing the required tangible net worth (provided, that Tenant need not make such a delivery if its financial statement is generally available to the public through Tenant's filings with a governmental authority). If Tenant is a Tenant Affiliate of the original Tenant, the foregoing $250,000,000.00 net worth requirement shall be reduced to One Hundred Million Dollars ($100,000,00.00) so long as the original Tenant maintains a tangible net worth of $250,000,000.00 and remains liable under this Lease in accordance with the provisions of Section 9.05 below. "Self-insure" shall mean that Tenant is itself acting as though it were the third-party insurer providing the insurance required under the provisions of this Lease, and Tenant shall pay any amounts due in lieu of insurance proceeds because of self-insurance. To the extent Tenant chooses to provide any insurance required by this Lease by "self-insurance," then Tenant shall have all of the obligations and liabilities of an insurer, and the protection afforded Landlord, Landlord's mortgage lender, and the Property shall be the same as if provided by a third-party insurer under the coverages required under this Lease. Without limiting the generality of the foregoing, all amounts which Tenant pays or is required to pay and all losses or damages resulting from risks for which Tenant has elected to self-insure shall be subject to the waiver of subrogation provisions of Section 4.04(d)(iv) of this Lease, and shall not limit Tenant's indemnification obligations set forth in Section 5.05 of this Lease. In the event that Tenant elects to self-insure and an event or claim occurs for which a defense and/or coverage would have been required to be furnished by Tenant under the provisions of Section 4.04(a) from a third-party insurer, Tenant shall undertake the defense of the claim (if applicable), including a defense of Landlord (if applicable), at Tenant's sole cost and expense, and use its own funds to pay the claim or replace any property or otherwise provide the funding which would have been available from insurance proceeds but for such election by Tenant to self-insure. In the event that Tenant elects to self-insure any coverage required to be insured by Tenant in this Lease, upon written request from Landlord, Tenant shall provide Landlord and Landlord's mortgage lender with written confirmation from Tenant (certified to by an officer of Tenant) of that coverage, in form reasonably acceptable to Landlord and Landlord's mortgage lender, which may supplement, but not replace the certificates of insurance to be provided by Tenant pursuant to Section 4.04(c) above for insurance obligations Tenant chooses not to self-insure.
Section 4.05. COMMON AREAS; USE, MAINTENANCE AND COSTS.
(a) COMMON AREAS. As used in this Lease, "COMMON AREAS" shall mean
those areas within the Project designated as such on Exhibit "A" to this Lease.
If required by law to do so or with Tenant's prior written consent, Landlord,
from time to time, may change the size, location, nature and use of Common Areas
and increase or decrease Common Areas land and/or facilities. Tenant
acknowledges that such legally required activities may result in an
inconvenience to Tenant. Such activities and changes are permitted so long as
they do not permanently and materially affect Tenant's use of the Property.
Although not a part of the Common Areas, the cost of maintaining, testing, and
operating the components of the Project's ESFR fire suppression system,
including the pump house located on the Building Premises, are included within
the Common Area Costs (defined below). Subject to the provisions of Section 5.06
below, Landlord shall be provided access to such pump house for periodic
testing, but no other tenants in the Project shall have such access. The
Project's ESFR fire suppression system, consisting of the pump house, and those
other components of the system that serve, service and benefit both the Building
and the other building in the Project, are collectively referred to herein as
the "ESFR SYSTEM." The (i) ESFR System, (ii) real property improvements,
landscaping, equipment, systems and fixtures located within the Common Areas and
(iii) utility lines within the Common Areas and used in common by tenants of the
Project are collectively referred to herein as "COMMON AREA IMPROVEMENTS."
Notwithstanding any language to the contrary in this Lease, Tenant acknowledges
and agrees that the defined term "ESFR System" does not include those components
of the Project's ESFR fire suppression system which are included within the
Building and which serve, service and benefit only the Building, to the
exclusion of the other building in the Project, and Tenant further agrees that
such components will be treated as part of the Building for purposes of Section
4.04(b) above and as part of the Base Building Shell Improvements for purposes
of Section 7.01 below.
(b) USE OF COMMON AREAS. Tenant shall have the nonexclusive right (in common with other tenants in the Project) to use the Common Areas for the purposes intended, subject to such reasonable rules and regulations as Landlord may establish from time to time. Tenant shall abide by such rules and regulations and shall use its best effort to cause others who use the Common Areas with Tenant's express or implied permission to abide by Landlord's rules and regulations. At any time, Landlord may close any Common Areas to perform any acts in
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the Common Areas as, in Landlord's judgment, are desirable to improve the Project. Tenant shall not interfere with the rights of Landlord, other tenants or any other person entitled to use the Common Areas.
Notwithstanding the foregoing provisions of this Section 4.05, Tenant, at its cost and subject to its compliance with Applicable Laws, shall have the right to establish vehicle parking spaces in the Common Areas, but only within the northerly twenty-five feet (25') of the Building Premises (excluding areas that are required for fire lanes) by installation and placement of pavement striping and other parking improvements. Tenant, its permitted Subtenants, and its and their employees, contractors, customers and other business invitees shall be entitled to exclusive use of any parking spaces so established. Such reserved parking improvements shall not be considered Common Area Improvements and shall be maintained by Tenant pursuant to Section 6.04 below. In the event of use of such parking spaces by other tenants in the Project or other parties, Landlord shall take all commercially reasonable steps to curtail such use by other parties and preserve to Tenant and its permitted Subtenants the use thereof, whether by use of parking reservation signs, or otherwise.
(c) MAINTENANCE OF COMMON AREAS. Landlord, and not Tenant, shall maintain the Common Areas and all Common Area Improvements in good order, condition and repair (including replacement, as necessary), and shall operate the Project as a first-class industrial/commercial real property development. Subject to the provisions of Section 4.05(e), Tenant shall pay Tenant's Pro Rata Share (as determined below) of all costs incurred by Landlord for the operation and maintenance of the Common Areas and Common Area Improvements (the "COMMON AREA COSTS"). Common Area Costs include, but are not limited to, all costs and expenses for the following: utilities, water and sewage charges; maintenance of signs (other than tenants' signs); maintenance of the ESFR System (including testing, monitoring and servicing); maintenance of landscaped areas; maintenance of utility lines within the Common Areas and which are used in common by tenants of the Project, to the extent such maintenance responsibility is not assumed by the utility provider; premiums for liability, property damage, fire and other types of casualty insurance (if applicable) on the Common Area Improvements; premiums for worker's compensation insurance (if applicable); all property taxes and assessments levied on or attributable to the Common Areas and all Common Areas Improvements (if applicable); appropriately prorated personal property taxes levied on or attributable to personal property used in connection with the Common Areas; appropriately prorated straight-line depreciation on personal property owned by Landlord which is consumed in the operation or maintenance of the Common Areas; the cost of improvements made subsequent to the initial development of the Common Areas to comply with the requirements of any law, ordinance, code, rule or regulation; appropriately prorated rental or lease payments paid by Landlord for rented or leased personal property used in the operation or maintenance of the Common Areas; appropriately prorated fees for required licenses and permits; repairing, resurfacing, repaving, maintaining, painting, lighting, cleaning, refuse removal, security and similar items for the Common Areas; and reserves for sealing and restriping and/or resurfacing and repaving of the Common Areas paved areas. Except for payment of Tenant's Pro Rata Share of the Common Area Costs associated with the operation and maintenance of the ESFR System, as provided in this Section, Tenant shall have no obligation or responsibility whatsoever for the maintenance, repair or replacement of the ESFR System or any portion thereof. Landlord may cause any or all of such services to be provided by third parties and the cost of such services shall be included in Common Area Costs. Common Area Costs shall not include depreciation of Common Area Improvements or any real property, real property improvements, or equipment, machinery or fixtures which are part of the Common Areas.
(d) ROUTINE MAINTENANCE. Consistent with Section 4.05(c) above, Landlord shall maintain, as Common Area Costs, the landscaped and paved areas within the Common Areas. Such maintenance shall include gardening, tree trimming, replacement or repair of landscaping, landscape irrigation systems and similar items. Such maintenance shall also include sweeping and cleaning of asphalt, concrete or other surfaces on the driveway, parking areas, yard areas, loading areas or other paved or covered surfaces in Common Areas. In connection with Landlord's obligations under this Section 4.02(d), Landlord may enter into a contract with a contractor of Landlord's choice to provide some (but not necessarily all) of the maintenance services listed above. Subject to the provisions of Section 4.05(e), Tenant shall pay its Pro Rata Share of the monthly cost of such contract relative to the Common Areas, as part of its share of the monthly Common Area Costs.
(e) TENANT'S SHARE AND PAYMENT. Tenant shall pay Tenant's Pro Rata Share of all Common Area Costs (prorated for any fractional month) upon written notice from Landlord that such costs have been incurred and are due and payable, and in any event prior to delinquency. Tenant's "PRO RATA SHARE" shall be as stated in Section 1.10(b) above, subject to a proportionate equitable adjustment if the size of the Common Areas
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are adjusted pursuant to Section 4.05(a) above. Landlord may, at Landlord's election, estimate in advance and charge to Tenant as Common Area Costs, all Real Property Taxes for which Tenant is liable under Section 4.02(c) of this Lease, and all other Common Area Costs payable by Tenant hereunder. At Landlord's election, such statements of estimated Common Area Costs shall be delivered monthly, quarterly or at any other periodic intervals to be designated by Landlord; provided, however, that unless otherwise notified by Landlord, Landlord shall bill Tenant monthly in advance for the estimated Common Area Costs (other than Real Property Taxes, which shall be billed quarterly) and Tenant shall pay Landlord the amount of such costs, as Additional Rent. Landlord may adjust such estimates annually based upon Landlord's experience and reasonable anticipation of costs. Such adjustments shall be effective as of the next rent payment date after notice to Tenant. Within one hundred twenty (120) days after the end of each calendar year of the Lease Term, Landlord shall deliver to Tenant a statement prepared in accordance with generally accepted accounting principles setting forth, in reasonable detail, the Common Area Costs paid or incurred by Landlord during the preceding calendar year and Tenant's Pro Rata Share. Landlord shall thereafter deliver to Tenant copies of all documentation that Tenant may reasonably request relative to the Common Area Costs paid or incurred by Landlord during that period, including, but not limited to, copies of service contracts, invoices, statements and billings, together with evidence of payments by Landlord, and including the formulas and other accounting bases by which Landlord has computed Tenant's billings for a Common Area Costs. Landlord shall retain all such documentation for a period of not less than three (3) years. Following receipt of such statement and any such documentation, there shall be an adjustment between Landlord and Tenant, with payment to or credit given by Landlord (as the case may be) so that Landlord shall receive the entire amount of Tenant's share of such costs and expenses for such period and Tenant shall pay only the amount for which Tenant is obligated for such period. The provisions of this Section 4.05(e) shall survive the expiration or earlier termination of the Lease Term.
(f) TENANT'S USE OF LANDLORD'S CONTRACTORS. Upon Tenant's written request, but not more than annually, Landlord shall provide to Tenant a schedule of the services provided by Landlord in performing its obligations under Section 4.05(c) and Section 4.05(d) above (the "CAM SERVICES LIST") together with the names and addresses of contractors providing such services and such other information relative thereto as Tenant may reasonably request. Landlord shall make available for hiring by Tenant, and Tenant shall have the right to contract with, any such contractor to perform tasks for which Tenant is responsible under the provisions of Section 6.04 below.
Section 4.06. LATE CHARGES. Tenant's failure to pay rent promptly may
cause Landlord to incur unanticipated costs. The exact amount of such costs are
impractical or extremely difficult to ascertain. Such costs may include, but are
not limited to, processing and accounting charges and late charges which may be
imposed on Landlord by any ground lease, mortgage or trust deed encumbering the
Property. Therefore, if Landlord does not receive any rent payment within ten
(10) business days after it becomes due, subject to the subsequent provisions of
this Section 4.06 Tenant shall pay Landlord a late charge equal to five percent
(5%) of the overdue amount. The parties agree that such late charge represents a
fair and reasonable estimate of the costs Landlord will incur by reason of such
late payment. Notwithstanding anything to the contrary in this Section 4.06,
such late charge shall not be incurred unless Tenant fails to deliver such
delinquent payment within three (3) business days following Tenant's receipt of
written notice from Landlord of the delinquency, amount and original due date of
the payment and demanding its payment; provided, however, that Landlord is under
no obligation to provide more than two (2) such notices in any consecutive
12-month period. Further, if Landlord fails to receive any payment or give
Tenant credit for receipt of any payment as a result of errors, omissions or
oversights of Landlord, its employees or bankers, or as a result of any changes
made by Landlord with respect to its bankers or personnel, no such late charges
shall be imposed, and any notices given by Landlord relative thereto shall not
constitute one of the two notices provided for in the immediately proceeding
sentence.
Section 4.07. INTEREST ON PAST DUE OBLIGATIONS. In addition to any late
charge imposed pursuant to Section 4.06 above, but subject to the subsequent
provisions of this Section 4.07, any amount owed by Tenant to Landlord which is
not paid within thirty (30) days when due shall bear interest at the rate of ten
percent (10%) per annum from the due date of such amount ("INTEREST"); provided,
however, that no Interest shall be payable on any late charges imposed on Tenant
under this Lease. The payment of interest on such amounts shall not excuse or
cure any default by Tenant under this Lease. If the interest rate specified in
this Section 4.07 is higher than the rate permitted by law, such interest rate
is hereby decreased to the maximum legal interest rate permitted by law.
Notwithstanding the terms of this Section 4.07, such default interest shall not
be imposed unless Tenant fails to deliver such delinquent payment within three
(3) business days following Tenant's receipt of written notice from
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Landlord of the delinquency, amount and original due date of the payment and demanding its payment; provided, however, that Landlord is under no obligation to provide more than two (2) such notices in any consecutive 12-month period. Further, if Landlord fails to receive any payment or give Tenant credit for receipt of any payment as a result of errors, omissions or oversights of Landlord, its employees or bankers, or as a result of any changes made by Landlord with respect to its bankers or personnel, no interest shall be imposed, and any notices given by Landlord relative thereto shall not constitute one of the two notices provided for in the immediately proceeding sentence.
Section 4.08. MANAGEMENT FEE. Tenant pay Landlord, for Landlord's supervision and management of the Project, a management fee not to exceed one percent (1%) of the Base Rent payable under this Lease. Such fee shall be payable monthly by Tenant, as Additional Rent, as and when the monthly Base Rent is paid.
ARTICLE FIVE USE OF PROPERTY
Section 5.01. PERMITTED USES. Tenant may use the Property only for the Permitted Uses set forth in Section 1.06 above.
Section 5.02. MANNER OF USE. Tenant shall not cause or permit the Property to be used in any way which constitutes a violation of any law, statute, ordinance, or governmental regulation or order, or other governmental requirement now in force or which may hereafter be enacted or promulgated (collectively, "APPLICABLE LAWS"), or which unreasonably interferes with the rights of other tenants of Landlord, or which constitutes a nuisance or waste. Tenant shall obtain and pay for all permits required for Tenant's occupancy of the Property, and for all business licenses, and shall promptly take all actions necessary to comply with all applicable statutes, ordinances, rules, regulations, orders and requirements regulating the use by Tenant of the Property, including without limiting to the Occupational Safety and Health Act. Notwithstanding the foregoing, Landlord shall, at Tenant's sole cost and expense, cooperate with Tenant in executing permitting applications and performing other ministerial acts reasonably necessary to enable Tenant to obtain a High Pile Stock Permit (or comparable permit) from the applicable governmental authority, if applicable. Tenant, at Tenant's sole cost and expense, shall be responsible for the installation of any fire hose valves, draft curtains, smoke venting and any additional fire protection systems that may be required by the fire department or any governmental agency, save and except for the standard ESFR fire suppression systems and pump and any such valves, draft curtains, smoke venting and additional fire protection systems that are part of the Building Shell Improvements to be constructed at Landlord's cost and expense.
Tenant shall, at its sole cost and expense, promptly comply with any Applicable Laws which relate to (or are triggered by) (i) Tenant's use of the Property, and (ii) any alteration or any tenant improvements made by Tenant or at the request of Tenant. Should any standard or regulation now or hereafter be imposed on Tenant by any federal, state or local governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations so long as Tenant is not actively contesting the same. The final, unappealed or unappealable judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any Applicable Laws, shall be conclusive of that fact as between Landlord and Tenant. Tenant shall promptly notify Landlord in writing of any water infiltration at the Property indicating the need for a repair that is the responsibility of Landlord under this Lease and any other material water infiltration in the Building.
Section 5.03. HAZARDOUS MATERIALS.
5.03.1 DEFINITIONS.
A. "HAZARDOUS MATERIAL" means any substance, whether solid, liquid or gaseous in nature:
(i) the presence of which requires remediation under any federal, state or local statute, regulation, ordinance, order, action or policy relating to the protection of human health or the environment, or
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(ii) which is or becomes defined as a "hazardous waste," "hazardous substance," pollutant or contaminant under any federal, state or local statute, regulation, rule or ordinance or amendments thereto including, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. section 9601 et seq.) and/or the Resource Conservation and Recovery Act (42 U.S.C. section 6901 et seq.), the Hazardous Materials Transportation Act (49 U.S.C. section 1801 et seq.), the Federal Water Pollution Control Act (33 U.S.C. section 1251 et seq.), the Clean Air Act (42 U.S.C. section 7401 et seq.), the Toxic Substances Control Act, as amended (15 U.S.C. section 2601 et seq.), and the Occupational Safety and Health Act (29 U.S.C. section 651 et seq.), as these laws have been amended or supplemented; or
(iii)which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic, or otherwise hazardous and is or becomes regulated by any governmental authority, agency, department, commission, board, agency or instrumentality of the United States, the State of Nevada or any political subdivision thereof; or
(iv) which contains gasoline, diesel fuel or other petroleum hydrocarbons; or
(v) which contains polychlorinated biphenyls (PCBs), asbestos or urea formaldehyde foam insulation; or
(vi) which contains radon gas.
B. "ENVIRONMENTAL REQUIREMENTS" means all applicable present and future:
(i) statutes, regulations, rules, ordinances, codes, licenses, permits, orders, approvals, plans, authorizations, concessions, franchises, and similar items (including, but not limited to those pertaining to reporting, licensing, permitting, investigation and remediation), of all Governmental Agencies relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport or handling of Hazardous Materials; and
(ii) all applicable judicial, administrative, and regulatory decrees, judgments, and orders relating to emissions, discharges, releases, or threatened releases of Hazardous Materials into the air, surface water, groundwater or land, or relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport, or handling of Hazardous Materials.
C. "ENVIRONMENTAL DAMAGES" means all claims, judgments, damages, losses, penalties, fines, liabilities (including strict liability), encumbrances, liens, costs, and expenses (including the expense of investigation and defense of any claim, whether or not such claim is ultimately defeated, or the amount of any good faith settlement or judgment arising from any such claim) of whatever kind or nature, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable (including without limitation reasonable attorneys' fees and disbursements and consultants' fees) any of which are incurred at any time as a result of the existence of Hazardous Materials upon, about, or beneath the Property or migrating or threatening to migrate from the Property, or the existence of a violation of Environmental Requirements pertaining to the Property and the activities thereon. Environmental Damages include, without limitation:
(i) compensatory damages for personal injury, or injury to property or natural resources occurring upon or off of the Property, including interest, penalties and damages arising from claims brought by or on behalf of employees of Tenant;
(ii) fees, costs or expenses reasonably incurred for the services of outside environmental counsel, consultants, contractors, experts, laboratories and all other costs incurred in connection with the investigation or remediation of such Hazardous Materials or violation of such Environmental Requirements, including, but not limited to, the preparation of any feasibility studies or reports or the performance of any cleanup, remediation, removal, response, abatement, containment, closure, restoration or monitoring work required by any Governmental Agency or reasonably necessary to make full economic use of the Property or any other property in a manner consistent with its current use or otherwise expended in connection with such conditions, and including
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without limitation any attorneys' fees, costs and expenses incurred in enforcing the provisions of this Section 5.03 or collecting any sums for Environmental Damages due hereunder pursuant to Section 12.01 below;
(iii) liability to any third person or Governmental Agency to indemnify such person or Governmental Agency for costs expended in connection with the items referenced in subparagraph (ii) above; and
(iv) diminution in the fair market value of the Property; provided, however, that this measure of Environmental Damages shall be inapplicable if, upon expiration or earlier termination of this Lease, there will be no remaining residual leasehold interest for Landlord under the Master Lease.
D. "GOVERNMENTAL AGENCY" means all governmental agencies, departments, commissions, boards, bureaus or instrumentalities of the United States, states, counties, cities and political subdivisions thereof.
E. The "TENANT GROUP" means Tenant, Tenant's successors, officers, members, managers, directors, assignees, agents, employees, contractors, invitees, permitees or other parties under the supervision or control of Tenant or entering the Property during the Lease Term with the permission or knowledge of Tenant.
F. The "LANDLORD GROUP" means Landlord, Landlord's successors, officers, members, managers, directors, assignees, agents, employees, contractors, invitees, permitees, affiliates, other tenants and other parties under the supervision or control of Landlord or entering the Property or Project during the Lease Term with the permission or knowledge of Landlord, other than any party in the Tenant Group.
5.03.2 PROHIBITIONS.
A. Other than normal quantities of general office and cleaning
supplies and except as specified on Exhibit "D" attached hereto, Tenant shall
not cause, permit or suffer any Hazardous Material to be brought upon, treated,
kept, stored, disposed of, discharged, released, produced, manufactured,
generated, refined or used upon, about or beneath the Property by the Tenant
Group, or any other person without the prior written consent of Landlord;
provided, however, if Tenant is the original Tenant, a Tenant Affiliate of the
original Tenant or a regulated public utility, prior written notification to
Landlord shall be sufficient without the necessity of obtaining Landlord's
consent. If Landlord's consent is required, Landlord shall allow Tenant's use of
such other Hazardous Materials if Tenant establishes, to Landlord's reasonable
satisfaction, that the use of such substances poses no materially greater risk
of contamination to the Property than do Tenant's existing activities in view of
(a) quantities, toxicity and other properties of the proposed new Hazardous
Materials, (b) precautions Tenant agrees to take to prevent a release, (c)
Tenant's current financial condition as it relates to its ability to fund a
major clean-up, and (d) Tenant's policy and historical record respecting its
willingness to respond to any such clean-up. Prior to the Lease Commencement
Date (for those Hazardous Materials described on Exhibit "D") and upon
introduction of other Hazardous Materials on the Property (for other Hazardous
Materials later used on the Property), Tenant shall make available to Landlord
for review and copying: (a) any written handling, storage, use and disposal
procedures of Tenant; and (b) any "community right to know" plans or disclosures
and/or emergency response plans which Tenant is required to supply to local
Governmental Agencies pursuant to any Environmental Requirements.
B. Tenant shall cause the Tenant Group to comply with all Environmental Requirements relating to Property.
C. Tenant shall keep the Property free and clear from any lien, imposed pursuant to section 107(f) of the Superfund Amendments and Reauthorization Act of 1986 (42 U.S.C. section 9607(l)) or any similar state statute as a result of the acts or omissions of the Tenant Group.
D. Except as specified on Exhibit "D" attached hereto, Tenant shall not install any below grade Storage Tank (as defined below) on the Building Premises or install, operate or maintain any sump, pit, pond or lagoon on the Property without Landlord's prior written consent. No Tenant other than the original Tenant, a Tenant Affiliate of the original Tenant or a Tenant that is a regulated public utility shall install any below grade Storage Tank on the Additional Property without the prior written consent of Landlord. Except as specified on Exhibit "D" attached hereto, Tenant shall not install any Storage Tank on the Property except after prior written
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notification to Landlord. "STORAGE TANK" means a stationary tank used to contain or accumulate Hazardous Materials and that has a storage capacity of more than five hundred (500) gallons.
5.03.3 INDEMNITY.
A. Subject to the provisions of this Section 5.03.3, Tenant, its successors and assigns agree to indemnify, defend, reimburse and hold harmless:
(i) Landlord; and
(ii) any other person who acquires all or a portion of the Property in any manner (including purchase at a foreclosure sale) or who becomes entitled to exercise the rights and remedies of Landlord under this Lease; and
(iii) the directors, officers, shareholders, employees, partners, members, managers, agents, contractors, subcontractors, affiliates, lessees, mortgagees, trustees, heirs, devisees, successors, and assigns and invitees of such persons;
from and against any and all Environmental Damages which are caused by the
activities or negligence of the Tenant Group or which result from the breach of
any warranty or covenant or the inaccuracy of any representation of Tenant
contained in this Lease, or by Tenant's remediation of the Property or failure
to meet its obligations contained in this Section 5.03. Notwithstanding anything
in the foregoing to the contrary, Tenant, its successors and assigns shall have
no obligation to indemnify, defend, reimburse or hold harmless any of the
foregoing parties from and against any Environmental Damages (i) which are
caused by the activities or negligence of any member of the Landlord Group or
any of the foregoing parties or any agents, contractors, subcontractors, experts
or licensees of any member of the Landlord Group or any of the foregoing
parties, (ii) which result from the breach of any warranty or covenant or the
inaccuracy of any representation of Landlord in this Lease, or which are
contrary to any condition warranted or represented by Landlord in this Lease,
(iii) which are incurred as a result of the existence of Hazardous Materials
upon, about or beneath the Property at the time of Substantial Completion of the
Tenant Improvements), or (iv) which result from or relate to Hazardous Materials
that migrate to, or threaten to migrate to the Property from a location other
than the Property and are not the result of the activities or negligence of the
Tenant Group.
B. The obligations contained in this Section 5.03.3 shall include, but not be limited to, the burden and expense of defending all claims, suits and administrative proceedings, even if such claims, suits or proceedings are groundless, false or fraudulent, and conducting all negotiations of any description, and paying and discharging, when and as the same become due, any and all judgments, penalties or other sums due against such indemnified persons. Landlord, at its sole expense, may employ additional counsel of its choice to associate with counsel representing Tenant.
C. Landlord shall have the right but not the obligation to join and participate in, at Landlord's sole expense, any legal proceedings or actions initiated in connection with Tenant's activities. Landlord may also, at Landlord's sole expense, negotiate, settle, defend, approve and appeal any action taken or issued by any applicable governmental authority with regard to contamination of the Property by a Hazardous Material.
D. The obligations of Tenant in this Section 5.03.3 shall survive the expiration or termination of this Lease.
5.03.4 OBLIGATION TO REMEDIATE. In addition to the obligation of Tenant to indemnify Landlord pursuant to this Lease, Tenant shall, upon approval and demand of Landlord, at its sole cost and expense, and using contractors approved by Landlord, promptly take all actions to remediate the Property which are required by (i) any Governmental Agency (ii) the Master Lease (as defined in Article Seventeen) or (iii) any deed of trust or mortgage of Landlord's mortgagees lender then encumbering the Property, which remediation is necessitated from the presence upon, about or beneath the Property, at any time during or upon termination of this Lease (whether discovered during or following the Lease Term), of a Hazardous Material or a violation of Environmental Requirements existing as a result of the activities or negligence of the Tenant Group. Such actions shall include, but
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not be limited to, the assessment of a known environmental condition of the Property, the preparation of appropriate feasibility studies, reports or remedial plans, and the performance of any cleanup, remediation, containment, operation, maintenance, monitoring or restoration work, whether on or off the Property, which shall be performed in a commercially reasonable manner and in conformance with requirements of any Governmental Agency, the Master Lease and any deed of trust or mortgage of Landlord's mortgagee lender in force against the Property.
5.03.5 RIGHT TO INSPECT. Following written notice to Tenant of not less than two (2) business days, Landlord shall have the right at its sole cost and expense (except as provided below), in its reasonably exercised discretion, but not the duty, to enter and conduct an inspection of the Property accompanied by one or more representatives of Tenant, including invasive tests, at any reasonable time to determine whether Tenant is complying with the terms of this Lease, including but not limited to the compliance of the Property and the activities thereon with Environmental Requirements and determination of the existence of Environmental Damages as a result of the condition of the Property and activities thereon. Landlord shall have the right, but not the duty, to retain any independent professional consultant (the "CONSULTANT") to enter the Property to conduct such an inspection or to review any report prepared by or for Tenant concerning such compliance. The cost of the Consultant shall be paid by Landlord unless such investigation discloses a material violation of an Environmental Requirement by the Tenant Group in which case Tenant shall pay the reasonable cost of the Consultant. Tenant hereby grants to Landlord, and the agents, employees, consultants and contractors of Landlord the right to enter the Property accompanied by one or more representatives of Tenant, and to perform such tests on the Property as are reasonably necessary to conduct such reviews and investigations following written notice to Tenant of not less than two (2) business days. Landlord shall use commercially reasonable efforts to minimize interference with the business of Tenant and any permitted Subtenants. Notwithstanding anything in the foregoing or elsewhere in this Lease to the contrary, the right of Landlord or any representative of Landlord to enter or have access to Tenant's control room shall be subject to the terms of Section 5.06 below.
5.03.6 NOTIFICATION. If Tenant shall receive notice or other communication concerning any actual, alleged, suspected or threatened material violation of Environmental Requirements, or liability of Tenant for Environmental Damages in connection with the Property or past or present activities of any person thereon, including but not limited to notice or other communication concerning any actual or threatened investigation, inquiry, lawsuit, claim, citation, directive, summons, proceeding, complaint, notice, order, writ, or injunction, relating to same, then Tenant shall promptly deliver to Landlord a written description of said violation, liability, or actual or threatened event or condition, together with copies of any documents evidencing same. Receipt of such notice shall not be deemed to create any obligation on the part of Landlord to defend or otherwise respond to any such notification.
If requested by Landlord, Tenant shall disclose to Landlord the names and amounts of all Hazardous Materials other than general office and cleaning supplies referred to in Section 5.03.2 of this Lease, which were used, generated, treated, handled, stored or disposed of on the Property or which Tenant intends to use, generate, treat, handle, store or dispose of on the Property and which are either not listed in Exhibit "D" or were not the subject of any consent of, or notice to Landlord under the provisions of Section 5.03.2. The foregoing in no way shall limit the necessity for Tenant obtaining Landlord's consent pursuant to Section 5.03.2 of this Lease, if applicable.
5.03.7 SURRENDER OF PROPERTY. In the ninety (90) days prior to the expiration or termination of the Lease Term, and for up to thirty (30) days after the later to occur of: (i) Tenant fully surrenders to Landlord exclusive possession of the Property; and (ii) the termination of this Lease, Landlord, at Landlord's cost and expense (except as otherwise provided in Section 5.03.5 above), may have an environmental assessment of the Property performed in accordance with Section 5.03.5 of this Lease. Tenant shall perform, at its sole cost and expense, any commercially reasonable clean-up or remedial work reasonably recommended by the Consultant which is necessary to remove, mitigate or remediate any Hazardous Materials and/or contamination of the Property caused by the activities or negligence of the Tenant Group, consistent with the requirements of Section 5.03.4 above.
5.03.8 ASSIGNMENT AND SUBLETTING. With respect to any assignment of this Lease or subletting of the Property, if the proposed assignee's or sublessee's activities on the Property would involve the use, handling, storage or disposal of material amounts of Hazardous Materials other than those which are the same or similar to those used by Tenant and in quantities and processes similar to Tenant's uses in compliance with this Lease, (i) it
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shall be reasonable for Landlord to withhold its consent to such assignment or
sublease in light of the risk of contamination posed by such activities, and/or
(ii) Landlord may impose an additional conditions to such assignment or sublease
which requires Tenant to reasonably establish that such assignee's or
sublessee's activities pose no materially greater risk of contamination to the
Property than do Tenant's permitted activities in view of: (a) the quantities,
toxicity and other properties of the Hazardous Materials used by Tenant in
comparison to those to be used by such assignee or sublessee; (b) the
precautions against a release of Hazardous Materials such assignee or sublessee
agrees to implement; (c) any such assignee's financial condition as it relates
to its ability to fund a major clean-up; and (d) any such assignee's policy and
historical record (if any) respecting its willingness to respond to the clean up
of a release of Hazardous Materials.
5.03.9 STORAGE TANKS. Without limiting the generality of the above provisions of this Section 5.03, with respect to any above or underground Storage Tanks to be located on the Property by Tenant, whether with or without Landlord's consent, Tenant shall keep all permits and registrations current and shall make available to Landlord for review and copying, all test results regarding all storage tanks, including without limitation, tightness testing and release detection results, all submissions to and correspondence with any Governmental Agency regarding such tests and provide copies of all plans for responding to releases from all Storage Tanks, including any and all SPCC (spill prevention control and countermeasure) plans. Tenant shall promptly notify Landlord of any release or suspected release from such tanks, and shall promptly implement corrective action and remediation consistent with the provisions of this Section 5.03. Tenant shall comply with all commercially reasonable requests by Landlord for modification to any spill prevention, investigation or remediation plan and shall allow Landlord to conduct its own testing (or, at Tenant's option, provide Landlord with split samples) at Landlord's sole expense, following request in writing from Landlord.
5.03.10 SURVIVAL OF HAZARDOUS MATERIALS OBLIGATION. Tenant's material breach of any of its covenants or obligations under this Section 5.03 not timely cured pursuant to the provisions of Section 10.02(c) below shall constitute a material default under this Lease. The obligations of Tenant under this Lease shall survive the expiration or earlier termination of this Lease, and shall constitute obligations that are independent and severable from Tenant's covenants and obligations to pay rent under this Lease.
5.03.11 LANDLORD'S REPRESENTATION AND WARRANTY. As of the date of this Lease, Landlord represents and warrants that to the best of Landlord's actual knowledge (and except as otherwise disclosed in that certain environmental assessment report dated July 5, 2006 and prepared by OGI Environmental LLC, a copy of which has been provided by Landlord to Tenant), the Property is free of any Hazardous Materials in violation of any Environmental Requirements, and will be free upon Substantial Completion of the Building Shell Improvements and the Tenant Improvements. Tenant shall have no liability of any kind to Landlord for any Environmental Damages resulting from or related to Hazardous Materials located on, under or about the Property as of the date of this Lease or upon Substantial Completion of the Building Shell Improvements (or the Tenant Improvements. As used in this Section, the "actual knowledge" of Landlord means the actual knowledge of Rodman C. Martin (as opposed to constructive, implied, or imputed), but without any investigation.
Section 5.04. AUCTIONS AND SIGNS. Tenant shall not conduct or permit any auctions or sheriff's sales at the Property. Subject to Landlord's prior written approval, which shall not be unreasonably withheld, delayed or conditioned, and provided all signs are in keeping with the quality, design and style of the business park within which the Property is located, Tenant and its permitted Subtenants, at their cost and expense, may install signs (collectively, "SIGN") at the Property; provided, however, that (i) the size, color, location, materials and design of the Sign shall be subject to Landlord's prior written consent, which shall not be unreasonably withheld, delayed or conditioned; (ii) the Sign shall comply with all applicable governmental rules and regulations and the Property's covenants, conditions and restrictions; (iii) the Sign shall not be painted directly on the Building or attached or placed on the roof of the Building; and (iv) continuing signage rights shall be contingent upon maintaining the Sign in a first-class condition. Tenant shall be responsible for all costs incurred in connection with the design, construction, installation, repair and maintenance of the Sign. Upon the expiration or earlier termination of this Lease, Tenant shall cause the Sign to be removed and shall repair any damage caused by such removal (including, but not limited to, patching and painting), all at Tenant's sole cost and expense. Any installed signs, notices, logos, pictures, etc. which have not been approved by Landlord may be removed by Landlord at Tenant's cost if not removed by Tenant following the applicable notice and cure period provided in this Lease. Notwithstanding any
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language to the contrary in this Section 5.04, Tenant may, without the prior consent of Landlord, install typical directional signs at the Property, so long as the same are in compliance with Applicable Laws.
Section 5.05. INDEMNITY.
5.05.1 TENANT'S INDEMNITY. Tenant shall indemnify, defend, protect and hold harmless Landlord (and Landlord's agents, employees, contractors, and property manager) from any and all costs, claims, loss, damage, expense and liability (including without limitation court costs, litigation expenses, and reasonable attorneys' fees) incurred in connection with or arising from: (a) Tenant's use of the Property, including, but not limited to, those arising from any accident, incident, injury or damage, however and by whomsoever caused (except to the extent of any claim arising out of the negligence or willful misconduct of Landlord, its affiliates, employees, agents, contractors, other tenants or invitees), to any person or property occurring in or about the Property; (b) the conduct of Tenant's business or anything else permitted by Tenant to be done in or about the Property; (c) any breach or default in the performance of Tenant's obligations under this Lease; (d) any misrepresentation or breach of warranty by Tenant under this Lease; or (e) other acts or omissions of Tenant. As a material part of the consideration to Landlord, Tenant assumes all risk of damage to property or injury to persons in or about the Property arising from any cause from which Tenant is required to indemnify Landlord pursuant to the foregoing, and Tenant hereby waives all claims in respect thereof against Landlord, except to the extent of any claim arising out of the negligence or willful misconduct of Landlord, its agents, contractors, invitees or permitees. As used in this Section 5.05, acts and omissions of "Tenant" shall include acts and omissions of Tenant's employees, agents, contractors and invitees, if applicable. The provisions of this Section 5.05.1 shall survive the expiration or earlier termination of this Lease with respect to any claims or liability occurring prior to such expiration or earlier termination, and shall constitute obligations that are independent and severable from Tenant's covenants and obligations to pay rent under this Lease.
5.05.2 LANDLORD'S INDEMNITY. Landlord shall indemnify, defend,
protect and hold harmless Tenant (and Tenant's agents, employees, and
contractors) from any and all costs, claims, loss, damage, expense and liability
(including without limitation court costs, litigation expenses, and reasonable
attorneys' fees) incurred in connection with or arising from the following,
except to the extent caused by Tenant's negligence or willful misconduct: (a)
any breach or default in the performance of any obligation of Landlord under
this Lease, (b) any misrepresentation or breach of warranty by Landlord under
this Lease, or (c) any negligence or willful misconduct of Landlord. As material
part of the consideration to Tenant, Landlord assumes all risk of damage to
property or injury to persons in or about the Property arising from any cause
from which Landlord is required to indemnify Tenant pursuant to the foregoing,
and Landlord hereby waives all claims and respect thereof against Tenant, except
to the extent of any claim arising out of the negligence or willful misconduct
of Tenant, its agents, contractors, invitees or permittees. As used in this
Section 5.05, acts and omissions of "Landlord" shall include acts and omissions
of Landlord's employees, agents, contractors and invitees, if applicable. The
provisions of this Section 5.05.2 shall survive the expiration or earlier
termination of this Lease with respect to any claims or liability occurring
prior to such expiration or earlier termination.
Section 5.06. LANDLORD'S ACCESS. Landlord reserves the right at all reasonable times and upon reasonable notice to Tenant (i.e., notice of not less than two (2) business days) to enter the Property to (i) inspect it; (ii) show the Property to prospective purchasers, mortgagees or tenants (but only during the last year of the Lease Term, in case of prospective tenants, and only if Landlord will have a residual leasehold interest under the Master Lease at such time), or to the ground or underlying lessors; (iii) post notices of non-responsibility if required by statute to be so posted to be effective; (iv) alter, improve or repair the Property as permitted or required under the terms of this Lease; or (v) place "For Lease" signs on the Property (but only during the last year of the Lease Term and only if Landlord will have a residual leasehold interest under the Master Lease at such time). Any such entries shall be without the abatement of Rent and shall include the right to take such reasonable steps as required to accomplish the stated purposes. Any entry into the Property in the manner described above shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Property, or an actual or constructive eviction of Tenant from any portion of the Property. In case of any such entry into the Property, Landlord's representatives shall be accompanied by a representative of Tenant. Landlord acknowledges that the right of Landlord or any representative of Landlord to enter or have access to Tenant's control room shall be conditioned upon and subject to Tenant's then security requirements and procedures, and shall in any event be with the accompaniment of one or more representatives of Tenant. Tenant represents and warrants that Tenant's present control room security requirements
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and procedures impose conditions and restrictions but do not prohibit such access by Landlord or its representatives. Landlord acknowledges the possibility that such requirements and procedures may in the future prohibit such access, but Tenant agrees that any such future prohibition will not unfairly discriminate nor be applied in such a manner so as to unfairly discriminate against Landlord and its representatives.
Section 5.07 VEHICLE PARKING. Tenant, its permitted Subtenants, and their employees, contractors, customers and other business invitees shall be entitled to the exclusive use of those spaces in the vehicle parking areas to be located on the Property (including the exclusive spaces established by Tenant in the Common Areas pursuant to Section 4.05(b) above) without paying any Additional Rent. Tenant shall not allow large trucks or other large vehicles to be parked on the adjacent public streets.
Section 5.08 QUIET POSSESSION. If Tenant pays the rent and complies with all other terms of this Lease, Tenant may occupy and enjoy the Property for the full Lease Term, subject to the provisions of this Lease.
ARTICLE SIX CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS
Section 6.01. CONDITION OF PROPERTY. Landlord warrants that upon Substantial Completion of the Tenant Improvements, the Building Shell Improvements and the Tenant Improvements shall have been constructed in a good and workmanlike manner, in conformance with the plans and specifications therefor, and shall be free of any defects in workmanship or material and in conformance with all recorded matters and all Applicable Laws. Except as expressly provided in this Lease, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation as to the suitability of the Property for Tenant's intended use. Tenant represents and warrants that Tenant has made its own inspection of and inquiry regarding the suitability of the Property (or has had the opportunity to do so) and is not relying on any representations of Landlord or any Broker with respect thereto. Notwithstanding the above, Tenant is entitled to the benefit of the construction warranties set forth in this Section 6.01 and Section 6.03 below.
Section 6.02. EXEMPTION OF LANDLORD FROM LIABILITY. Landlord shall not be
liable for any damage or injury to the person or business (or any loss of income
therefrom), goods, wares, merchandise or other property of Tenant, Tenant's
employees, invitees, customers, or the property of others in the possession and
control of Tenant, in or about the Property, whether such damage or injury is
caused by or results from: (a) fire, steam, electricity, water, gas or rain; (b)
the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires,
appliances, plumbing, air conditioning or lighting fixtures or any other cause;
(c) conditions arising in or about the Property or upon other portions of the
Project, or from other sources or places; or (d) any act or omission of any
other tenant of Landlord. Landlord shall not be liable for any such damage or
injury even though the cause of or the means of repairing such damage or injury
are not accessible to Tenant. The provisions of this Section 6.02 shall not,
however, exempt Landlord from liability to the extent of the negligence or
willful misconduct of Landlord, its agents, contractors, invitees and permitees,
and are subject to Section 4.04(d)(iv) and Section 5.05.2 above.
Section 6.03. LANDLORD'S OBLIGATIONS. Subject to the provisions of Article Seven (Damage or Destruction) and Article Eight (Condemnation), and except as provided in Section 4.05 above and in this Section 6.03, Landlord shall have no responsibility to repair, maintain or replace any portion of the Property. Upon Substantial Completion of the Tenant Improvements, Landlord shall deliver the Property to Tenant clean and free of debris, and in conformance with Landlord's warranties and representations set forth in Section 6.01 above. In the event of non-compliance with the warranties and representations contained in Section 6.01 above, Landlord shall promptly after receipt of written notice from Tenant setting forth with specificity the nature and extent of such non-compliance, rectify the same at Landlord's expense. If Tenant does not give Landlord written notice of a non-compliance with that warranty within one (1) year after the date of Substantial Completion of the Building Shell Improvements (with respect to the Building Shell Improvements) or within one (1) year after the date of Substantial Completion of the Tenant Improvements (with respect to the Tenant Improvements), correction of that non-compliance shall be the obligation of Tenant at Tenant's sole cost and expense, and any further obligation of Landlord arising from or related to such warranty shall be extinguished except with respect to any latent defects in those components of the Building for which Landlord has expressly assumed responsibility below in this Section 6.03. Landlord shall also obtain a ten (10)-year NDL manufacturer warranty covering the Building's roof membrane, and shall assign its rights thereunder to Tenant (and Tenant acknowledges it must assume and comply with all of the obligations thereunder in connection with such assignment).
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With respect to the Building only, Landlord, at its sole cost and expense, shall be responsible for repair, maintenance, or replacement (as needed) of the foundations, structural portions of the roof (but excluding all non-structural portions such as the roof membrane), exterior walls (but excluding the painting thereof, which shall be Tenant's sole responsibility) and the floor slab due to any latent defects therein. Subject to Landlord's one-year warranties set forth in this Article Six, Landlord shall not be obligated to replace or maintain or repair windows, doors, plate glass or the interior surfaces of the exterior walls of the Building, or any of the improvements on the Additional Land or any of the other Tenant Improvements. Landlord shall not be obligated to undertake any work pursuant to this Section 6.03 until a reasonable time after receipt of a written notice from Tenant of the need for such work, and shall diligently pursue such work until complete. In no event shall normal wear and tear (including that caused by the elements or other natural environmental conditions) constitute or be deemed to have caused or resulted in a latent defect.
Section 6.04. TENANT'S OBLIGATIONS.
(a) Except as otherwise expressly provided in Section 4.05 above,
Section 6.03 above, Article Seven (Damage or Destruction) below, and Article
Eight (Condemnation) below, Tenant, at Tenant's sole cost and expense, shall
keep all portions of the Property (including interior, exterior, systems and
equipment) in good order, condition and repair. If any portion of the Property
or any system or equipment in the Property that Tenant is obligated to repair
cannot be fully repaired or restored, Tenant shall promptly replace such portion
of the Property or system or equipment in the Property. The cost of such
replacement shall be amortized (including Interest) over the useful life as
reasonably determined by Landlord, and Tenant shall only be liable for that
portion of the cost which is applicable to the remaining Lease Term (as it may
be extended), and Landlord shall reimburse Tenant or, at Tenant's option,
provide Tenant with a credit against future Additional Rent obligations in an
amount equal to Landlord's share of such total cost. If any part of the Property
or the Project is damaged by any act or omission of Tenant, to the extent such
damage is not insured under any property insurance policy carried by Landlord
that provides primary coverage, Tenant shall repair or replace the same, as
needed. It is the intention of Landlord and Tenant that, at all times during the
Lease Term, Tenant shall maintain the Property in an attractive, first-class and
fully operative condition. Without limiting the generality of the provisions
contained above in this Section 6.04(a), Tenant agrees to repair any damage to
the Building and Building Premises other than ordinary wear and tear caused by
the transportation and storage of its products in, on, or about the Property,
including, but not limited to any damage to the Building's concrete floor slab,
adjoining concrete ramps, adjoining concrete truck apron, and adjoining asphalt
parking and access areas on the Building Premises due to the use of forklifts
hauling Tenant's products. Tenant's repair obligation described above shall
include the restoration of any damaged areas of the Property or the Project, if
repair is impracticable, so as to restore such areas to the condition existing
prior to such damage. For purposes of the foregoing, "damage" excludes ordinary
wear, tear and scrapes, as well as any settling of concrete and paved areas
reasonably anticipated from Tenant's use of the Property.
Section 6.05. ALTERATIONS, ADDITIONS, AND IMPROVEMENTS.
(a) Any alterations, additions or improvements made to the Building
or the Property by or at the request of Tenant, are herein referred to as
"TENANT'S ALTERATIONS." Tenant shall not make any Tenant's Alterations to the
Building without Landlord's prior written consent, except for non-structural
interior alterations and the initial Tenant Improvements (which are to be
constructed subject to the provisions of Article Fourteen below). Tenant shall
promptly remove any Tenant's Alterations constructed in violation of this
Section 6.05(a) upon Landlord's written request. All Tenant's Alterations shall
be performed in a good and workmanlike manner, in conformity with all Applicable
Laws, and to the extent Landlord's consent is required, using a contractor
reasonably acceptable to Landlord. Upon completion of any such work, Tenant
shall make available for Landlord's review and copying, any "as built" plans,
construction contracts, and proof of payment for labor and materials in Tenant's
possession.
(b) Tenant shall pay when due all claims for labor and material
contracted for by Tenant and furnished to the Property. Tenant shall give
Landlord at least ten (10) days' prior written notice of the commencement of any
work with an anticipated cost of One Hundred Fifty Thousand Dollars
($150,000.00) in Constant Dollars (defined below) or more on the Property (other
than the initial Tenant Improvements), regardless of whether Landlord's consent
to such work is required. Notwithstanding any language to the contrary in this
Section 6.05, with respect to any Tenant's Alterations, regardless of whether
Landlord's consent to such work is
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required under the terms of this Lease, Tenant acknowledges Nevada law may require Tenant to record a notice of posted security in compliance with the requirements of Nev. Rev. Stat. Chapter 108 (2005) (the "POSTED SECURITY REQUIREMENTS"). Concurrently with Landlord's delivery of this Lease to Tenant for execution, Landlord may elect to provide Tenant with a separate written notice of the Posted Security Requirements, which shall include an acknowledgement of Tenant (the "NOTICE AND ACKNOWLEDGEMENT"). If so provided, Tenant agrees to promptly sign and return the Notice and Acknowledgment to Landlord; provided, however, that Tenant acknowledges and agrees that under no circumstances shall such Notice and Acknowledgement or the terms of this Section 6.05 be construed as Landlord's consent to or approval of any Tenant's Alterations; and provided that the Notice and Acknowledgment shall be in form reasonably satisfactory to Tenant. Landlord may elect to record and post notices of non-responsibility on the Property. "CONSTANT DOLLARS" means the value of the U.S. dollar to which such phrase refers, as adjusted from time to time. An adjustment shall occur on the first (1st) day of January of the sixth (6th) full calendar year following the date of this Lease, and thereafter at five (5) year intervals. Constant Dollars shall be determined by multiplying the dollar amount to be adjusted by a fraction, the numerator of which is the Current Index Number and the denominator of which is the Base Index Number. The "Base Index Number" shall be the level of the Index for the calendar month during which this Declaration is recorded in the Official Records; the "Current Index Number" shall be the level of the Index for the calendar month that corresponds to the month of the date of this Lease of the year preceding the adjustment year; the "Index" shall be the Consumer Price Index for All Urban Consumers, published by the Bureau of Labor Statistics of the United States Department of Labor for U.S. City Average, All Items (1996=100), or any successor index thereto as hereinafter provided. If publication of the Index is discontinued, or if the basis of calculating the Index is materially changed, then Landlord shall substitute for the Index comparable statistics as computed by an agency of the United States Government or, if none, by a substantial and responsible periodical or publication of recognized authority most closely approximating the result which would have been achieved by the Index.
(c) To the extent Landlord's prior consent is required by this
Section 6.05, Landlord may condition its consent to any proposed Tenant's
Alterations on: (i) Tenant's submission to Landlord, for Landlord's prior
written approval, of all plans and specifications relating to Tenant's
Alterations; (ii) Tenant's written notice of whether Tenant's Alterations
include the use or handling of any Hazardous Materials; (iii) Tenant's
obtaining, for Landlord's benefit and protection, of such insurance as Landlord
may reasonably require (in addition to that required under Section 4.04 of this
Lease); (iv) Tenant's compliance with the requirements of Nev. Rev. Stat.
Chapter 108 (2005) or any applicable successor statute; and (v) Tenant's payment
to Landlord of all reasonable costs and expenses incurred by Landlord because of
Tenant's Alterations other than the initial Tenant Improvements, including
without limitation, costs incurred in reviewing the plans and specifications
for, and inspecting the progress of, Tenant's Alterations; provided, however,
that Landlord shall only be entitled to such payment to the extent such work
affects (i) the drainage or grade of the Property, or (ii) structural components
(including the floor slabs) of any improvements on the Building Premises. Such
reasonable cost and expenses shall include the standard hourly charges incurred
by Landlord when using employees of Commerce Construction Co., L.P. ("LANDLORD'S
CONTRACTOR") for such review and inspection.
(d) Upon imposition of any lien resulting from construction of
Tenant's Alterations contracted for by Tenant (an "IMPOSITION"), Tenant shall
either (i) cause the same to be released, if recorded, or (ii) diligently
contest such Imposition and indemnify, defend, and hold Landlord harmless from
any and all loss, cost, damage, liability and expense (including attorney's
fees) arising from or related to it; provided, however, that consistent with
Article Seventeen below, if the Master Landlord requires the removal of any such
Imposition, Tenant shall comply with the terms of the Master Lease and either
bond against or discharge the same within the time period provided in the Master
Lease. Notwithstanding the above, in case of an Imposition for the claimed cost
of work, materials or equipment furnished in construction of the Tenant
Improvements by Landlord pursuant to Section 14.02 below, the provisions of this
Section 6.05(d) shall not apply, unless at the time or recording of the
Imposition (i) all of that claimed cost has been approved by Tenant's Architect
for payment as provided in Section 14.02(a) below and (ii) twenty (20) days or
more have expired following that approval without payment by Tenant to Landlord
as provided in Section 14.02 below.
(e) Notwithstanding any language to the contrary in this Section 6.05, if the proposed Tenant's Alterations (other than the Tenant Improvements, which are to be constructed subject to the provisions of Article Fourteen below), materially affect one or more of the structural components of the Building, or life safety
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matters, including, but not limited to, the Building's or Project's fire suppression system, Landlord's prior written consent will be required.
(f) Tenant acknowledges and agrees that any Tenant's Alterations are wholly optional with Tenant and are not being required by Landlord, either as a condition to the effectiveness of this Lease or otherwise.
Section 6.06. CONDITION UPON TERMINATION. Subject to the provisions
of Article Seven and Article Eight below, upon the termination of this Lease,
Tenant shall surrender the Property to Landlord, broom clean and in good
condition and repair, ordinary wear and tear excepted; provided, however, Tenant
shall not be obligated to repair any damage which Landlord is required to repair
under Article Seven (Damage or Destruction) below, if any, or make any repairs
for which Landlord is responsible hereunder. Landlord may require Tenant to
remove any Tenant's Alterations (whether or not made with Landlord's consent)
prior to, or within thirty (30) days after, the expiration of this Lease and to
restore the Building to its prior condition at Tenant's expense; provided,
however, that Tenant shall not have any obligation to remove any Building Shell
Improvements or Tenant Improvements save and except those described on Exhibit
"J" attached hereto and by this reference incorporated herein, and then only if
requested by Landlord to do so at least one hundred eighty (180) days prior to
the expiration or earlier termination of this Lease (or such shortened period if
the 180-day notice is not practicable under the circumstances, such as in case
of an early termination based on an Event of Default). All alterations,
additions and improvements which Tenant does not remove shall become Landlord's
property if surrendered to Landlord upon the expiration or earlier termination
of this Lease. Tenant may remove any of Tenant's machinery, equipment (including
Tenant's Telecommunication Equipment), trade fixtures and other personal
property. Tenant shall repair, at Tenant's expense, any damage to the Building
or Building Premises caused by the removal of any such machinery, equipment,
fixtures or personal property (including, without limitation, the complete
removal of all studs and bolts that penetrate the floor or walls and filling and
patching the holes). In no event, however, shall Tenant remove any of the
following materials or equipment (which shall be deemed Landlord's property)
from the Building or Building Premises without Landlord's prior written consent:
any power wiring and power panels; lighting and lighting fixtures; wall
coverings; drapes, blinds and other window coverings; carpets and other floor
coverings; heaters, air conditioners and any other heating and air conditioning
equipment; fencing and security gates; load levelers, dock lights, dock locks
and dock seals; and other similar building operating equipment and decorations.
Tenant's obligations under this Section 6.06 shall also include its obligations
under Section 5.04 with respect to any Sign.
ARTICLE SEVEN DAMAGE OR DESTRUCTION
Section 7.01. DAMAGE OR DESTRUCTION TO PROPERTY.
(a) In case of damage to or destruction of Building Shell
Improvements other than the ESFR System, or any part of those Building Shell
Improvements by fire or other casualty, Tenant will promptly give written notice
thereof to Landlord and shall, in accordance with the provisions of this Article
and all other provisions of this Lease, commence and complete restoration of the
Base Building Shell Improvements and Common Area Improvements on the Building
Premises (other than the ESFR System) in conformance with the Base Building
Shell Plans together with such Building Modifications as Tenant elects to
restore and such Tenant Improvements and other Tenant's Alterations as Tenant
elects to restore. In any such event, Tenant shall also have the right to make
additional alterations in conformity with and subject to the conditions of
Section 6.05 above, and in conformity with the plans and specifications required
to be prepared pursuant to this Section 7.01. Tenant's obligations in this
Section 7.01(a) shall be effective whether or not (i) such damage or destruction
has been insured or was insurable, (ii) Tenant is entitled to receive any
insurance proceeds, or (iii) insurance proceeds are sufficient to pay in full
the cost of the restoration work in connection with such restoration. Such
restoration shall be commenced promptly and shall be prosecuted and completed
expeditiously, Force Majeure Delays excepted. Landlord, its agents and
mortgagees, may, from time to time, inspect the restoration upon reasonable
advance notice to Tenant during normal business hours, subject to the provisions
of Section 5.06 above. In case of damage to or destruction of the ESFR System,
other Common Area Improvements not located on the Building Premises, or any part
thereof by fire or other casualty, Landlord shall promptly commence and shall
expeditiously prosecute and complete the restoration thereof, Force Majeure
Delays, excepted. Any restoration or rebuilding of the Building shall be in
conformance with such building code and other Applicable Law requirements as
shall permit the issuance of a certificate of occupancy for the restored or
reconstructed Building by Clark County, Nevada, or such other governmental
entity as shall have jurisdiction with respect thereto.
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
(b) In the event of any damage or destruction of the Base Building Shell Improvements, or any substantial part thereof by fire or other casualty, if the anticipated cost of repair exceeds One Hundred Fifty Thousand Dollars ($150,000.00) in Constant Dollars, Tenant agrees to furnish to Landlord at least ten (10) days before the commencement of the restoration of such damage or destruction, the following:
(i) Complete plans and specifications for such restoration prepared by a licensed and reputable architect (the "ARCHITECT"), which plans and specifications shall meet with the reasonable approval of Landlord, and Landlord's mortgage lender, together with the approval thereof by all governmental authorities then exercising jurisdiction with regard to such work.
(ii) Contracts then customary in the trade with (a) the Architect, and (b) with a reputable and responsible contractor providing for the completion of such restoration in accordance with said plans and specifications.
(iii) Certificates of insurance required by this Lease.
(c) All insurance claims shall be adjusted as provided in Section 4.04(d)(ix) above, and insurance proceeds shall be applied to the payment of the cost of the restoration, including the cost of temporary repairs or for the protection of the Property pending the completion of permanent restoration (all of which temporary repairs, protection of the Property and permanent restoration are hereinafter collectively referred to as the "RESTORATION"), from time to time as such Restoration progresses. Insurance proceeds for the Base Building Shall Improvements shall be received by Tenant in trust for the purposes of paying the cost of Restoration of Base Building Shell Improvements.
(d) If the net insurance proceeds shall be insufficient to pay the entire cost of such Restoration, Tenant will pay the deficiency.
(e) If the Property shall be partially or totally damaged or
destroyed by fire or other casualty, except as provided in paragraph (f) below,
Tenant shall restore such damage or destruction as previously provided in this
Section 7.01, Base Rent and Additional Rent shall continue to be due and payable
as if no damage or destruction had occurred, and this Lease shall remain in full
force and effect. In no event shall Base Rent or Additional Rent abate, nor
shall this Lease terminate (subject to paragraph (f) below) by reason of such
damage or destruction.
(f) Notwithstanding anything in this Lease to the contrary, in case
of damage to or destruction of Building during the last year of the Lease Term
(including the last year of any previously exercised Lease Term Extension), and
if such damage will require more than one hundred twenty (120) days to
substantially complete the repair, then Tenant shall have the right and option
to terminate this Lease upon written notice to Landlord dispatched within ninety
(90) days after such damage or destruction. In such event, Tenant shall have the
right and option to do either of the following: (i) commence and complete
restoration of the Base Building Shell Improvements together with such Building
Modifications as Tenant elects to restore and such Tenant Improvements and other
Tenant's Alterations as Tenant elects to restore, or (ii) demolish and remove
the Building and pay to Landlord the full replacement cost of the Base Building
Shell Improvements (including any sums necessary to replace the Base Building
Shell Improvements in conformance with such building code and other Applicable
Law requirements as shall permit the issuance of a certificate of occupancy for
the replaced Building), and this Lease shall terminate upon such restoration or
upon such demolition and payment. Any Restoration or rebuilding of the Building
shall be in conformance with such building code and other Applicable Law
requirements as shall permit the issuance of a certificate of occupancy for the
restored or reconstructed Building by Clark County, Nevada or such other
governmental entity as shall have jurisdiction with respect thereto.
Section 7.02. WAIVER. Tenant waives the protection of any statute, code or judicial decision which may grant to Tenant the right to terminate a lease in the event of the destruction of the leased property. Tenant agrees that the provisions of Article Seven above shall govern the rights and obligations of Landlord and Tenant in the event of any destruction to the Property.
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
ARTICLE EIGHT CONDEMNATION
If all or any portion of the Property is taken under the power of eminent domain or sold under the threat of that power (all of which are called "CONDEMNATION"), this Lease shall terminate as to the part taken or sold on the date the condemning authority takes title or possession, whichever occurs first. If a Condemnation occurs (i) through which any material portion of the Building is taken or (ii) through which one acre or more of Property land is taken or one acre or more of Property land will have been cumulatively taken through that Condemnation and any prior Condemnation, or (iii) through which Property land is taken after more than one acre of Property land has already been taken through prior Condemnation, then Tenant may terminate this Lease as of the date the condemning authority takes title or possession, by delivering written notice to Landlord, within ninety (90) days after the condemning authority takes title or possession. If Tenant does not terminate this Lease, this Lease shall remain in effect as to the portion of the Property not taken, except that the Base Rent and Additional Rent shall be reduced equitably in the same proportion that the value of the Property taken bears to the value of the Property prior to such Condemnation. If Landlord and Tenant are unable to agree upon the amount of such reduction, the values shall be determined by process of appraisal, in the same manner set forth in Section 2.05(d) above for determining fair rental value. If this Lease is not terminated, Tenant shall repair any damage to the Building Shell Improvements and Common Area Improvements on the Building Premises other than the ESFR System, and Landlord shall repair any damage to the ESFR System and the Common Area Improvements not located on the Building Premises. If the damages received by Tenant are not sufficient to pay for repairs to be made by Tenant, Tenant shall pay any amount in excess of such award necessary to complete such repair. Tenant shall be entitled to all of any award or payment made for (i) any such repair or restoration to be made by Tenant, (ii) the Building Modifications, (iii) Tenant Improvements and (iv) any other Tenant Alterations, including buildings and other real property improvements on the Additional Land, and Landlord hereby assigns to Tenant any interest in any such awards or payments. Landlord shall be entitled to all of any award or payment made for Common Area Improvements and Base Building Shell Improvements (save and except any award or payment to be made to Tenant for repair or restoration of Common Area Improvements or the Building), and Tenant hereby assigns to Landlord any interest in any such awards or payments. Landlord and Tenant shall be entitled to assert and make claim for any other award or payment in connection with any Condemnation, according to their respective interests in the Property. Landlord's mortgage lender shall also be permitted to participate in any such proceeding.
ARTICLE NINE ASSIGNMENT AND SUBLETTING
Section 9.01. TRANSFERS. Subject to all of the terms of this Article Nine, Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, encumber or otherwise transfer, this Lease or any interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest hereunder by operation of law, or sublet the Property or any part thereof (all of the foregoing are hereinafter sometimes referred to collectively as "TRANSFERS" and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a "TRANSFEREE"). To request Landlord's consent to any Transfer requiring such consent under the provisions of this Article Nine, Tenant shall notify Landlord in writing, which notice (the "TRANSFER NOTICE") shall include (i) the proposed effective date of the Transfer, which shall not be less than forty-five (45) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Property to be transferred (the "SUBJECT SPACE"), (iii) all of the terms of the proposed Transfer and the consideration therefor, including a calculation of the Transfer Premium (defined below) in connection with such Transfer (if applicable), the name and address of the proposed Transferee, and a copy of all existing documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, and (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, and any other information reasonably required by Landlord, which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee's business and proposed use of the Subject Space, and such other information as Landlord may reasonably require. Any Transfer requiring but made without Landlord's prior written consent shall, at Landlord's option, be null, void and of no effect, and if not terminated and rescinded upon expiration of the notice and cure periods in Section 10.02 (c), shall, at Landlord's option, constitute a material default by Tenant under this Lease.
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
Section 9.02. LANDLORD'S CONSENT. Landlord shall not unreasonably withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding consent:
9.02.1 The Transferee's business or use of the Subject Space is not permitted under this Lease and Landlord decides, upon the exercise of its reasonable discretion, not to approve such new use;
9.02.2 Any proposed assignee Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities involved under this Lease on the date consent is requested; or
9.02.3 The proposed Transfer would cause Landlord to be in violation of another lease or agreement to which Landlord is a party.
If Landlord consents to any Transfer pursuant to the terms of this
Section 9.02), Tenant may within one year after Landlord's consent, but not
later than the expiration of such year period, enter into such Transfer of the
Property or portion thereof, upon substantially the same terms and conditions as
are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to
Section 9.01 of this Lease.
Section 9.03. TRANSFER PREMIUM. During any Extension (but not during the initial Lease Term), in the event of a Transfer of Subject Space consisting of warehouse area on the ground floor of the Building, and if the Transfer requires Landlord's consent, if Landlord consents to such a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any "TRANSFER PREMIUM," as that term is defined in this Section 9.03, received by Tenant from such Transferee, as received by Tenant from the Transferee. "Transfer Premium" shall mean all rent, additional rent or other consideration payable by such Transferee for the ground floor warehouse area in excess of the Rent payable by Tenant under this Lease for the area on a per rentable square foot basis if less than all of the Building is transferred, less the total of actual and reasonable expenses incurred by Tenant in connection with such Transfer (e.g., tenant improvement costs, legal fees, leasing commission, etc., if applicable). All of the foregoing sums shall be offset against first due Transfer Premium payments otherwise payable to Landlord. "Transfer Premium" shall also include, but not be limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. Notwithstanding any language to the contrary in this Section 9.03, Tenant shall not be responsible for payment of any Transfer Premium otherwise payable in connection with a subletting by the original Tenant of up to fifty thousand (50,000) square feet of ground floor warehouse area in the Building.
Section 9.04. TRANSFER INVOLVING A PERMITTED USE. Notwithstanding
anything to the contrary contained in Section 9.01 above, a Transfer by the
original Tenant or a Tenant Affiliate of the original Tenant of a portion of the
Building to a subtenant for a Permitted Use shall not be deemed a Transfer for
which Landlord's consent is required. Further, notwithstanding anything to the
contrary contained in Section 9.01 above, a Transfer by the original Tenant to a
Tenant Affiliate of the original Tenant of a portion of the Property other than
the Building to a subtenant for a Permitted Use shall not be deemed a Transfer
for which Landlord's consent is required if (i) the Transfer includes an area of
the Building Premises or Additional Land incident to, ancillary to, and as a
part of a Transfer of a portion of the Building, (ii) the Transferee is a
vendor, supplier, contractor or co-venturer of Tenant, or (iii) the Permitted
Uses for which the Subject Space may be utilized by the Transferee are uses
relating to or in support of Tenant's activities as a public utility. Tenant
shall promptly notify Landlord of any such Transfer and promptly supply Landlord
with any documents or information reasonably requested by Landlord regarding
such Transfer. Any such sublease shall still comply with the provisions of
Section 9.08 below. Notwithstanding the foregoing provisions of this Section
9.04, any sublease of a portion of the Property for any use which (i) is a
Permitted Use, but which would create an unusual or atypical wear and tear on
the Building, different in nature and degree from that which results from the
original Tenant's use of the Property, (ii) is a Permitted Use, but which would
involve the use, handling, storage or disposal of material amounts of Hazardous
Materials other than those which are the same or similar to those used by the
original Tenant and in quantities and processes similar to the original Tenant's
uses, or (iii) is not a Permitted Use, shall require the prior written consent
of Landlord.
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Las Vegas, Nevada
Nevada Power Company
Section 9.05. EFFECT OF TRANSFER. If Landlord consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord, promptly after execution, a copy of executed Transfer documentation pertaining to the Transfer, (iv) Tenant shall furnish upon Landlord's request a complete statement certified by an independent certified public accountant, or Tenant's chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer (if applicable), and (v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord's consent, shall relieve Tenant or any guarantor (if applicable) of Tenant's obligations under this Lease from liability under this Lease. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer Premium, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and the reasonable costs of such audit.
Section 9.06. INTENTIONALLY OMITTED.
Section 9.07. TENANT AFFILIATE. Notwithstanding anything to the
contrary contained in Section 9.01 above, a Transfer of all or a portion of the
Property or any interest of Tenant in this Lease to a Tenant Affiliate (as
defined below), shall not be deemed a Transfer under this Article Nine for which
consent is required provided that (i) if such Transfer is an assignment, the
Tenant Affiliate assumes in writing all of Tenant's obligations under this
Lease; and (ii) such Transfer is not a subterfuge by Tenant to avoid its
obligations under this Lease. Tenant shall promptly notify Landlord of any such
transfer and promptly supply Landlord with copies of any applicable documents of
transfer regarding such Transfer. For purposes of this Lease, a "TENANT
AFFILIATE" means (i) an entity which is controlled by, controls, or is under
common control with Tenant, (ii) an entity resulting from a merger of,
consolidation with, or reorganization of Tenant or (iii) a Permitted Purchaser
(as defined below). "CONTROL," as used herein, shall mean the ownership,
directly or indirectly, of at least twenty percent (20%) of the voting
securities of, or possession of the right to vote, in the ordinary direction of
its affairs, of at least twenty percent (20%) of the voting interest in, any
person or entity. Tenant may assign this Lease, without Landlord's consent, to
any entity to which all or substantially all of Tenant's assets are sold, so
long as (a) such purchaser has a tangible net worth (as determined according to
GAAP then in effect) equal to or greater than One Hundred Million Dollars
($100,000,000.00), and (b) Tenant complies with the requirements stated above in
this Section 9.07 with respect to a Transfer involving a Tenant Affiliate. The
original Tenant may also assign this Lease, without Landlord's consent, to any
entity to which other material assets of the original Tenant are sold, so long
as (a) such purchaser has a tangible net worth (as determined according to GAAP
then in effect) equal to or greater than One Hundred Million Dollars
($100,000,000.00), (b) Tenant complies with the requirements stated above in
this Section 9.07 with respect to a Transfer involving a Tenant Affiliate and
(c) the original Tenant remains liable for its obligations under this Lease as
provided in Section 9.05. An assignee described in either of the two immediately
preceding sentences is a "PERMITTED PURCHASER."
Section 9.08. TRANSFER INVOLVING SUBLEASE. Every approved sublease transaction shall be evidenced by a written sublease (the "SUBLEASE") between Tenant and the subtenant (the "SUBTENANT"). The Sublease or, where applicable, Landlord's written consent required under Section 9.01 above, to which Tenant and Subtenant shall be parties (the "CONSENT"), shall comply with the following requirements:
(i) The Sublease shall be subject to, and shall incorporate by reference, all of the terms and conditions of this Lease, except those terms and conditions relating to Base Rent, Additional Rent, and any other amount due under this Lease. Subtenant shall acknowledge in the Sublease or Consent that it has reviewed and agreed to all of the terms and conditions of this Lease. Subtenant shall agree in the Sublease or Consent not to do, or fail to do, anything that would cause Tenant to violate any of its obligations under this Lease.
(ii) The Sublease or Consent shall contain, in full, any use restrictions or other provisions of this Lease that affect the use of the Property.
(iii) The Sublease or Consent shall contain a waiver of subrogation against Landlord, and any Consent shall contain a waiver of subrogation by Landlord against Subtenant.
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
(iv) The Sublease or Consent shall prohibit a sub-subletting of the Property or the assignment of the Sublease by Subtenant, without first obtaining Landlord's consent if Landlord's consent to the Sublease was required in this Lease.
(v) The Sublease or Consent shall require Subtenant, acting through Tenant, to obtain Landlord's prior written consent to any alterations to the Property, to the extent Tenant is required by this Lease to obtain such consent.
(vi) The Sublease or Consent shall provide that, at Landlord's option, the Sublease shall not terminate in the event that this Lease terminates. The Sublease shall require Subtenant to execute an attornment agreement, if Landlord, in its sole and absolute discretion, shall elect to have the Sublease continue beyond the date of termination of this Lease. Such attornment agreement shall provide that Subtenant confirms it is in direct privity of contract with Landlord and that all obligations owed to Tenant under the Sublease shall become obligations owed to Landlord for the balance of the term of the Sublease.
(vii) The Sublease or Consent shall provide that unless and until such time as an attornment agreement is executed by Subtenant pursuant to the terms and conditions of the preceding subsection (vi), nothing contained in the Sublease shall create or shall be construed or deemed to create privity of contract or privity of estate between Landlord and Subtenant.
(viii) The Sublease or Consent shall provide that Subtenant shall have no right (and shall waive any rights it may have) under the Sublease to hold Landlord responsible for any liability in connection with the Property, including, without limitation, any liability arising from the noncompliance with any federal, state, or local laws applicable to the Property.
(ix) The Sublease or Consent shall provide that nothing in the Sublease shall amend or shall be construed or deemed to amend this Lease.
SECTION 9.09. NO MERGER. No merger shall result from Tenant's sublease of the Property under this Article Nine, Tenant's surrender of this Lease or the termination of this Lease in any other manner. In any such event, Landlord may terminate any or all subtenancies or succeed to the interest of Tenant as sublandlord under any or all subtenancies.
Section 9.10. RIGHT TO MORTGAGE LEASEHOLD INTEREST. Notwithstanding any language to the contrary in this Article Nine, Tenant and any Tenant Affiliate, shall have the right, from time to time, without Landlord's prior written consent or approval, to mortgage and encumber Tenant's interest in this Lease and its leasehold interest in the Property. Any such leasehold mortgage is herein referred to as a "Leasehold Mortgage" or "permitted Leasehold Mortgage" As used in this Section and throughout this Lease, the noun "mortgage" shall include a deed of trust or other security instrument (whether in the nature of a security agreement, assignment, collateral assignment or otherwise); the verb "mortgage" shall include the granting or creation of a deed of trust or other such security instrument; the word "mortgagee" shall include the beneficiary under a deed of trust or other such secured party or assignee; and the phrase "Leasehold Mortgagee" or "permitted Leasehold Mortgagee" shall mean a mortgagee of or with respect to a Leasehold Mortgage.
Section 9.11. RIGHT TO NOTICES. If Tenant shall mortgage this Lease in accordance with Section 9.10 above and shall have furnished Landlord the name and mailing address of the Leasehold Mortgagee, then Landlord shall give such Leasehold Mortgagee, at the address specified by Tenant (as the same may be changed, from time to time, by Tenant or such Leasehold Mortgagee by notice given Landlord in conformance with Section 16.06 below and in the manner required by Section 16.06 below), duplicate copies of all notices to Tenant and all documents and suits delivered to or served upon Tenant, and notwithstanding anything in this Lease to the contrary, no notice intended for Tenant shall be deemed properly given, and no Event of Default hereunder shall be deemed to have occurred unless Landlord shall have given the Leasehold Mortgagee a copy of its notices to Tenant relating to such Event of Default. Further, notwithstanding anything in this Lease to the contrary, no Event of Default shall have occurred, Landlord shall not be empowered to terminate this Lease and this Lease shall not expire by reason of the occurrence of any Event of Default hereunder unless Tenant's applicable cure period with respect to such Event of Default shall have expired without cure or commencement of cure as provided in Section 10.02, and an additional
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
fifteen (15) business days shall have expired without cure or a failure of
performance following receipt by the Leasehold Mortgagee entitled to notice
under the provisions of this Section of written notice from Landlord specifying
(i) the nature of the potential Event of Default, (ii) this Lease Section
together with the Lease Section requiring the applicable performance, (iii) that
the applicable period for Tenant's cure or commencement of cure has expired
without cure or commencement of cure by Tenant and (iv) that unless the
Leasehold Mortgagee cures or commences cure within fifteen (15) business days of
receipt of the notice an Event of Default shall occur and all applicable cure
periods shall have expired.
Section 9.12. RIGHT TO CURE. Notwithstanding anything in this Lease to the contrary, a Leasehold Mortgagee shall have the right to pay any amount or do any act or thing required of Tenant and so remedy any default under this Lease or cause the same to be remedied, and Landlord shall accept such performance by or at the instance of such Leasehold Mortgagee as if made by Tenant.
Section 9.13. ASSUMPTION OF OBLIGATIONS. Notwithstanding anything in this Lease to the contrary, a Leasehold Mortgagee or the purchaser at any foreclosure or similar sale, without the necessity of Landlord's prior approval, shall become the legal owner and holder of Tenant's leasehold estate under this Lease upon lawful foreclosure of a Leasehold Mortgage or as a result of the assignment of Tenant's leasehold estate under this Lease in lieu of foreclosure, becoming thereby subject to all the terms and conditions of this Lease. Except as otherwise permitted in the following sentence of this Section, upon so becoming the owner and holder of the leasehold estate, a Leasehold Mortgagee or the purchaser at any foreclosure or similar sale shall have all rights, privileges, obligations and liabilities of the original Tenant. Notwithstanding anything in this Lease to the contrary, a Leasehold Mortgagee or the purchaser at any foreclosure or similar sale following lawful foreclosure of a Leasehold Mortgage or the assignment of Tenant's leasehold estate under this Lease in lieu of foreclosure shall have the right to thereupon and thereafter assign Tenant's leasehold estate under this Lease, without the prior written consent of Landlord. In the event of any such assignment, the assignee shall become Tenant hereunder, and the assigning Leasehold Mortgagee or purchaser shall thereupon be relieved and released of any liability or obligation under this Lease accruing after the effective date of such assignment. Any Leasehold Mortgage may provide, at Tenant's option, that the mortgagee, upon making good any default or defaults on the part of Tenant, shall be thereby subrogated to any and all of the right of Tenant under the terms and provisions of this Lease.
Section 9.14. OTHER PROVISIONS. For the benefit of any Leasehold Mortgagee, Landlord shall not accept a voluntary surrender of this Lease at any time while a Leasehold Mortgage shall remain a lien on the leasehold interest of Tenant without obtaining the prior written approval of the Leasehold Mortgagee.
ARTICLE TEN DEFAULTS; REMEDIES
Section 10.01. COVENANTS AND CONDITIONS. Tenant's performance of each of Tenant's obligations under this Lease is a condition as well as a covenant. Tenant's right to continue in possession of the Property is conditioned upon such performance. Time is of the essence in the performance of all covenants and conditions of Landlord and Tenant in this Lease.
Section 10.02. DEFAULTS. Tenant shall be in material default under this Lease (an "Event of Default"):
(a) If Tenant's vacation of the Property results in the cancellation of any insurance required in Section 4.04(b) above and Tenant does not replace such insurance at its cost, or agree to self-insure with respect to such insurance as provided in Section 4.04(e) within thirty (30) days of receipt of written notice from Landlord that such insurance is being cancelled or has been cancelled, demanding such replacement or self-insurance;
(b) If Tenant fails to pay rent or any other charge when due and such failure continues for a period of fifteen (15) business days or more following Tenant's receipt of written notice thereof from Landlord demanding payment;
(c) If Tenant fails to perform any of Tenant's material non-monetary obligations under this Lease or is otherwise in material breach of its obligations under this Lease for a period of thirty (30) days after written notice from Landlord; provided that if more than thirty (30) days are required to complete such performance or cure such breach, Tenant shall not be in default if Tenant commences such performance or cure within the thirty
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
(30) day period and thereafter diligently pursues its completion. The notice required by this paragraph is (i) intended to satisfy any and all notice requirements imposed by law on Landlord and is not in addition to any such requirement, and (ii) not intended to extend the time for Tenant's performance if a shorter period of time for performance is expressly provided in this Lease (although Tenant shall not be in material default of this Lease unless and until that (a) shorter period of time for performance expires without performance, (b) Landlord thereupon or thereafter provides the 30-day written notice provided for above and (c) Tenant fails to complete such performance or cure such breach within the time period set forth above in this Section 10.02(c)).
(d) If Tenant's interest in this Lease is sold, transferred or conveyed after attachment, execution or other judicial seizure by a party other than a permitted Leasehold Mortgagee and is not redeemed by Tenant prior to expiration of any period during which Tenant may lawfully do so.
SECTION 10.03. REMEDIES. On the occurrence of any Event of Default, Landlord may, at any time thereafter, with or without notice or demand (except as required in Section 9.11 above, and except with respect to Tenant or a Tenant Affiliate) and without limiting Landlord in the exercise of any right or remedy which Landlord may have:
(a) Terminate Tenant's right to possession of the Property through the institution of restitution, unlawful detainer or other legal action (as respects the original Tenant or any Tenant Affiliate of the original Tenant) or by any other lawful means (as respects a Tenant other than the original Tenant or any Tenant Affiliate of the original Tenant). Upon termination of Tenant's possession and occupancy of the Property and recovery, occupancy and possession of the Property by Landlord, this Lease shall terminate. In such event, Landlord shall be entitled to recover from Tenant all compensatory damages reasonably incurred by Landlord by reason of Tenant's default. If Tenant has vacated the Property, Landlord shall have the option of (i) retaking possession of the Property as provided in this Section 10.03(a) or (ii) proceeding under Section 10.03(b) below;
(b) Maintain Tenant's right to possession, in which case this Lease shall continue in effect whether or not Tenant has abandoned the Property. In such event, Landlord shall be entitled to enforce all of Landlord's rights and remedies under this Lease, including the right to recover the rent as it becomes due; or
(c) Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the State of Nevada not expressly prohibited in this Lease.
Notwithstanding any language to the contrary in this Section 10.03, Landlord agrees to use commercially reasonable efforts to relet the Property and take other commercially reasonable action in mitigation of damages caused by Tenant's default hereunder. The provisions of this Section 10.03 shall survive termination of the Lease.
Section 10.04. TERMINATION. If Landlord elects to terminate this Lease as a result of a Tenant default, Tenant shall be liable to Landlord for all compensatory damages resulting therefrom, which shall include, without limitation, all costs, expenses and fees, including reasonable attorneys' fees that Landlord reasonably incurs in connection with the filing, commencement, pursuing and/or defending of any action in any bankruptcy court or other court with respect to this Lease; the obtaining of relief from any stay in bankruptcy restraining any action to evict Tenant; or the pursuing of any action with respect to Landlord's right to possession of the Property. All such damages suffered (apart from Base Rent and other rent payable hereunder) shall constitute pecuniary damages that must be reimbursed to Landlord prior to assumption of this Lease by Tenant or any successor to Tenant in any bankruptcy or other proceeding.
Section 10.05. CUMULATIVE REMEDIES. Exercise of any right or remedy shall not prevent a party from exercising any other right or remedy not expressly prohibited in this Lease.
Section 10.06. SURRENDER. No act or thing done by Landlord or its agents during the Lease Term shall be deemed an acceptance of a surrender of the Property, and no agreement to accept a surrender of the Property shall be valid unless made in writing and signed by Landlord.
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Section 10.07. REMOVAL OF TENANT'S PROPERTY. All furniture, equipment, and other personal property of Tenant not removed from the Property upon the vacation thereof following an uncured default by Tenant or upon the termination of this Lease for any cause whatsoever shall be deemed to have been abandoned by Tenant, and may be appropriated, sold, stored, destroyed or otherwise disposed of by Landlord without obligation to account therefor if Landlord first gives thirty (30) days' written notice to Tenant that Landlord intends to so appropriate, sell, store, destroy or otherwise dispose of such furniture, equipment and other personal property, unless Tenant retrieves such property within such 30-day period, which Landlord shall permit Tenant to do during reasonable times following dispatch of such notice. Tenant shall reimburse Landlord for all reasonable expenses incurred in connection with such disposition of such personal property. Landlord, upon presentation of reasonable evidence of a third party's claim of ownership or security interest in any such abandoned property, may turn over such property to the third party claimant without any liability to Tenant.
Section 10.08. CONSEQUENTIAL DAMAGES. Notwithstanding anything to the contrary contained in this Lease, nothing in this Lease shall impose any obligations on Tenant or Landlord to be responsible or liable for, and each hereby releases the other from all liability for, consequential damages other than those consequential damages incurred by Landlord in connection with holdover of the Property by Tenant after the expiration or earlier termination of this Lease in accordance with, and subject to the provisions of Section 2.04 above.
Section 10.09. LANDLORD DEFAULT; LIMITED SELF-HELP RIGHT. Landlord shall be deemed to be in default under this Lease, and a default of Landlord shall have occurred if Landlord shall fail to perform any act or obligation required of Landlord under this Lease, and should such failure continue for a period of thirty (30) days following receipt by Landlord of written notice from Tenant of the failure, requesting the performance of the act or obligation; provided, however, that if Landlord cannot reasonably complete the cure or performance within such 30-day period, then so long as Landlord commences such cure or performance within thirty (30) days after receipt of such notice and thereafter diligently pursues the same to completion, Landlord shall be deemed to have timely cured such failure. In the event of any default of Landlord in accordance with the foregoing, Tenant shall have available to it, and may pursue, any and all rights and remedies available at law or in equity not expressly prohibited in this Lease. Tenant shall have the right to make such temporary, emergency repairs to the structural components of the Building, which are to be otherwise made by Landlord under Section 6.03 above (but only to the extent as may be reasonably necessary to prevent damage to the equipment, inventory or other personal property of Tenant situated in the Building, or to prevent imminent injury to persons). Tenant's limited self-help right described in the prior sentence may only be exercised if Tenant has first provided Landlord with prior notice reasonable under the circumstances stating that an emergency exists, the nature of such emergency and the nature of the required repairs, and that Tenant intends to immediately undertake the repair if Landlord does not do so within twelve (12) hours following Landlord's receipt of such notice. The actual, direct, and reasonable costs of Tenant's performance in lieu of Landlord's performance shall be due and payable thirty (30) days after submission by Tenant to Landlord of an invoice therefor (including the supporting documentation described below), and if not timely paid, shall accrue Interest until paid. Notwithstanding the foregoing, Tenant may not recover any costs that are reimbursed to Tenant under any insurance policies carried by Tenant. In addition, any requests for reimbursement made by Tenant shall be accompanied by reasonable documentation showing the actual costs incurred by Tenant.
ARTICLE ELEVEN PROTECTION OF LENDERS
Section 11.01. SUBORDINATION. This Lease is subject and subordinate to all present and future ground or underlying leases of the Project or Property, and to the lien of any mortgages or trust deeds, now or hereafter in force against the Project or Property, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, (i) unless the holders of such mortgages or trust deeds, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior thereto by giving notice thereof to Tenant at least five (5) days before the election becomes effective and (ii) so long as the holder of such mortgage or trust deed, or the lessor under such ground lease or underlying lease agrees in writing, for the benefit of Tenant, to accept this Lease and accept Tenant's occupancy as provided in subsequent provisions of this Section 11.01. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or trust deed, or if any ground or underlying lease is terminated, to attorn to the purchaser upon any such foreclosure sale, or to the lessor of such ground or underlying lease, as the case may be, if so requested to do so by such purchaser or lessor, and to recognize such purchaser or lessor as the landlord under this Lease, provided such lienholder or purchaser or ground lessor
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shall agree to accept this Lease and not disturb Tenant's occupancy, so long as
Tenant timely pays the rent and observes and performs all of the terms,
covenants and conditions of this Lease to be observed and performed by Tenant.
Landlord's interest herein may be assigned as security at any time to any
lienholder. Tenant shall, within fifteen (15) business days of request by
Landlord, execute such further instruments or assurances substantially in the
form attached hereto as Exhibit "B" or Exhibit "B-1" to evidence or confirm the
subordination or superiority of this Lease to any such mortgages, trust deeds,
ground leases or underlying leases, which shall expressly provide for the
non-disturbance of Tenant as provided in the foregoing provisions of this
Section 11.01, and if Tenant fails to do so timely, such failure shall
constitute a material default under this Lease, subject to the applicable notice
and cure provisions contained in this Lease. Tenant waives the provisions of any
current or future statute, rule or law which may give or purport to give Tenant
any right or election to terminate or otherwise adversely affect this Lease and
the obligations of Tenant hereunder in the event of any foreclosure proceeding
or sale. Notwithstanding anything to the contrary in this Section 11.01, the
subordination of the original Tenant's interest in this Lease to the lien of
Landlord's existing mortgage lender is conditioned on such lender's execution
and delivery to Tenant, for Tenant's execution, of the subordination
non-disturbance, and attornment agreement attached as Exhibit "B" to this Lease,
with such execution and delivery to Tenant being made no later than thirty (30)
days following full execution and delivery of this Lease by Landlord and Tenant.
In case of any future permanent (term) loan or refinancing of such future loan,
Landlord agrees to cause its then lender to execute and deliver to Tenant for
Tenant's execution, a subordination, non-disturbance and attornment agreement in
substantially the form of that attached as Exhibit "B-1" to this Lease.
Section 11.02. ESTOPPEL CERTIFICATES.
(a) Upon Landlord's written request, Tenant shall execute, acknowledge and deliver to Landlord a written estoppel certificate substantially in the form attached hereto as Exhibit "C" or such other commercially-reasonable form as may be reasonably requested by Landlord's purchaser or encumbrance so long as such certificate merely estops Tenant as a matter of legal defense and does not create any right of action against Tenant and does not impose on Tenant any affirmative obligation (such as providing additional notices of default) or negative obligation (such as forbearing enforcement for additional cure periods). Tenant shall deliver such certificate to Landlord within fifteen (15) business days after Landlord's request. Landlord may give any such certificate by Tenant to any prospective purchaser or encumbrancer of the Property. Such purchaser or encumbrancer may rely conclusively upon such statement as true and correct.
(b) If Tenant does not deliver such statement to Landlord within such fifteen (15) business day period, Landlord, and any prospective purchaser or encumbrancer, may conclusively presume and rely upon the following: (i) that the terms and provisions of this Lease have not been changed except as set forth in written amendments to this Lease attached thereto and reflecting the signatures of both Landlord and Tenant; (ii) that this Lease has not been canceled or terminated; (iii) that not more than one month's Base Rent or other charges have been paid in advance; and (iv) that Landlord is not in default under this Lease. In such event, Tenant shall be estopped from denying the truth of the foregoing.
Section 11.03. TENANT'S FINANCIAL CONDITION. Within fifteen (15) business days after written request from Landlord, Tenant shall deliver to Landlord such financial statements, as Landlord reasonably requires, to verify the net worth of Tenant or any Transferee or Permitted Purchaser (if such verification of net worth is required under the terms of this Lease). Tenant represents and warrants to Landlord that each such financial statement is a true and accurate statement as of the date of such statement. All financial statements shall be confidential and shall be used only for the purposes set forth in this Lease. Notwithstanding any language in this Section 11.03, Tenant need not provide Landlord with copies of Tenant's financial statements if they are public record or available to the public through filings with any governmental authority.
ARTICLE TWELVE LEGAL COSTS
Section 12.01. LEGAL PROCEEDINGS. If any legal action for breach of or to enforce the provisions of this Lease is commenced, the court in such action shall award to the party in whose favor a judgment is entered, a reasonable sum as attorneys' fees and costs. The losing party in such action shall pay such attorneys' fees and costs. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability Landlord may incur if Landlord becomes or is made a party to any claim or action (a) instituted by Tenant
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against any third party, or by any person holding any interest under or using the Property by license of or agreement with Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant or such other person; (c) otherwise arising out of or resulting from any act or transaction of Tenant or such other person; or (d) necessary to protect Landlord's interest under this Lease in Tenant's bankruptcy case, or other proceeding under Title 11 of the United States Code, as amended. Tenant shall defend Landlord against any such claim or action at Tenant's expense with Tenant's counsel or other counsel reasonably acceptable to Landlord. Notwithstanding the above, Tenant's indemnity obligations as set forth above shall not include any claims based on Landlord's actual or claimed acts or omissions.
ARTICLE THIRTEEN BROKERS
Landlord and Tenant hereby warrant to each other that they have had no
dealings with any real estate broker or agent in connection with the negotiation
of this Lease, and that they know of no other real estate broker or agent who is
entitled to a commission in connection with this Lease, excepting only the real
estate brokers or agents named in Section 1.09 above (the "Brokers"). Each party
agrees to indemnify and defend the other party against and hold the other party
harmless from any and all claims, demands, losses, liabilities, lawsuits,
judgments, and costs and expenses (including without limitation reasonable
attorneys' fees) with respect to any leasing commission or equivalent
compensation alleged to be owing on account of the indemnifying party's dealings
with any real estate broker or agent, other than the Brokers. Landlord's Broker
hereby discloses to Landlord and Tenant, and Landlord and Tenant hereby consent
to Landlord's Broker acting in this transaction as the agent of Landlord
exclusively. It is hereby acknowledged that Majestic Realty Co., identified in
Section 1.09 above as Landlord's Broker, and Rodman C. Martin, are acting as
both principal (that is, they have an interest in the Landlord entity) and
broker in this lease transaction. Landlord shall pay a commission to the Brokers
pursuant to the terms of a separate written agreement.
ARTICLE FOURTEEN BUILDING SHELL AND TENANT IMPROVEMENTS
Section 14.01. BUILDING SHELL IMPROVEMENTS. Subject to obtaining all necessary governmental approvals (and subject to any changes mandated by the applicable governmental authorities as a condition to obtaining such approvals), Landlord shall use commercially reasonable efforts to construct the Building and the surrounding and associated Common Areas, Common Area Improvements and other improvements generally shown on the attached Exhibit "A" (using Landlord's customary materials, methods, and means of construction, modified as required to construct in conformance with the Building Shell Plans (as defined below) prior to the Estimated Substantial Completion Date, or as soon thereafter as is practicable (collectively, the "BUILDING SHELL IMPROVEMENTS"). The Building Shell Improvements shall not include the Tenant Improvements (defined below) or any improvements to the Additional Land. The Building Shell Improvements shall be constructed according to those certain construction drawings identified on the list attached as Exhibit "H" to this Lease (the "BASE BUILDING SHELL PLANS"), as modified and supplemented by those construction drawings identified on the list attached as Exhibit "I" to this Lease, plus all Change Orders (as defined in Section 14.02(c)) for Building Shell Improvements approved by Tenant (collectively, the "MODIFIED BUILDING SHELL PLANS"). If any of the construction drawings listed on Exhibit "H" or Exhibit "I" are modified or supplemented, or if additional construction drawings are hereafter prepared, Landlord shall immediately provide copies of all such revisions and construction drawings to Tenant. The Base Building Shell Plans, as modified by the Modified Building Shell Plans are collectively referred to in this Lease as the "BUILDING SHELL PLANS." The Building Shell Improvements, including Common Area Improvements, to be constructed as reflected in the Base Building Shell Plans include the following:
(a) UTILITY CONNECTION FEES. All connection fees, "hook-up" fees and similar fees imposed by utility-providing entities or agencies relative to that portion of the Building Shell Improvements identified in the Base Building Shell Plans, including, but not limited to those imposed by the Las Vegas Valley Water District and the Clark County Water Reclamation District.
(b) PERMIT FEES. All fees of any kind or nature required to be paid for, or prior to, the issuance of any and all building permits and other permits required for construction of that portion of the Building Shell Improvements identified in the Base Building Shell Plans.
Landlord shall construct those portions of the Building Shell Improvements described in the Base Building Shell Plans at no cost or expense to Tenant other than the Rent payable under this Lease. The Building Shell
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Improvements described in the Base Building Shell Plans, including those Common Area Improvements located on the Building Premises (other than the ESFR System), are referred to herein as the "BASE BUILDING SHELL IMPROVEMENTS." Tenant shall be solely responsible for the difference between (i) the total costs and expenses of constructing the Building Shell Improvements and (ii) the total costs and expenses that would have been incurred in constructing the Base Building Shell Improvements reflected in the Base Building Shell Plans and all Common Area Improvements included within the Base Building Shell Plans, which difference in costs is referred to in this Lease as the "MODIFICATION COSTS." The changes to the Base Building Shell Improvements resulting from the modification and supplementation of the Base Building Shell Plans by the Modified Building Shell Plans are herein referred to as the "BUILDING MODIFICATIONS."
Section 14.02. TENANT IMPROVEMENTS AND SUBSTANTIAL COMPLETION.
(a) In addition to the Building Shell Improvements, and subject to obtaining all necessary governmental approvals (and subject to any changes mandated by the applicable governmental authorities as a condition to obtaining such approvals), Landlord shall, at Tenant's sole cost and expense, construct additional improvements (beyond the Building Shell Improvements) desired by Tenant, including, without limitation, additional Building systems (including HVAC) and office improvements for the Building and improvements for the Additional Land, which may include buildings, structures, paving, lighting, landscaping, screening, street improvements, and utilities (collectively, the "TENANT IMPROVEMENTS") according to, and in conformance with the Final Plans as defined below.
Landlord acknowledges having received Tenant's initial design development drawings for the Tenant Improvements. Landlord acknowledges having received additional construction drawings for building structures comprising Tenant Improvements (the "CONSTRUCTION DRAWINGS"). Landlord and Tenant's Architect have met and discussed the Construction Drawings. Tenant shall have final plans and specifications prepared for the Tenant Improvements, taking into consideration Landlord's comments. The final plans and specifications for Tenant Improvements prepared pursuant to the foregoing, as revised, modified and supplemented from time to time by Change Orders for the Tenant Improvements, are herein referred to as the "FINAL PLANS."
On or before December 11, 2006, Landlord shall cause Landlord's Contractor to provide Tenant with a written proposed guaranteed maximum price (the "GUARANTEED MAXIMUM PRICE") for the Tenant Improvement Contract (as defined below in this Section 14.02). The proposed Guaranteed Maximum Price may include reasonable allowances (some of which may be provided by Tenant's Architect to Landlord's Contractor in the absence of specifications or other detail not yet available and not included in the Construction Drawings) for some of the work ("ALLOWANCE WORK") to take into account detail not included in the Construction Drawings and anticipated differences between the Construction Drawings and the Final Plans. The Guaranteed Maximum Price, once provided to Tenant, is to be used by Tenant in determining whether to exercise the Termination Option (defined in Article Twenty below). If Tenant does not timely exercise the Termination Option, Landlord and Tenant acknowledge and agree that the Guaranteed Maximum Price determined pursuant to this paragraph will also serve as the Guaranteed Maximum Price to be subsequently identified in the Tenant Improvement Contract (the "TIC GUARANTEED MAXIMUM PRICE"), provided that (a) the scope of the work described in the Tenant Improvement Contract is materially the same as the scope of the work described in the Construction Drawings, and (b) the actual cost of the Allowance Work, as constructed in conformance with the Final Plans and in the manner set forth in the Tenant Improvement Contract, does not exceed the amount of such allowances. If, instead, the scope of the work is materially different or the cost of the Allowance Work exceeds the allowances, then in the case of either or both, the TIC Guaranteed Maximum Price may exceed the Guaranteed Maximum Price by the sum total of (i) the increased cost resulting from the differing scope of the work and (ii) the amount by which the cost of the Allowance Work exceeds the allowances.
If, in the course of Landlord's seeking the necessary governmental approvals of the Final Plans and obtaining the building permits required for construction of the Tenant Improvements from the appropriate governmental authorities such authorities impose any changes in the Final Plans as a condition to obtaining such approvals and permits, Landlord shall provide written notice to Tenant of any such impositions ("LANDLORD'S NOTICE"). Unless Tenant, within ten (10) business days after receipt of Landlord's Notice, objects in writing to the imposed changes in the Final Plans and specifically describes the basis for such objection ("TENANT'S OBJECTION"), Tenant shall be deemed to have waived any objection to the imposed changes and their effect on the Property. If
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Tenant timely objects, then Landlord, with Tenant's cooperation, shall thereafter attempt to resolve the matter to Tenant's reasonable satisfaction.
Landlord shall have the Tenant Improvements constructed by Landlord's Contractor under and pursuant to a construction contract in the form attached as Exhibit "K" hereto (the "TENANT IMPROVEMENT CONTRACT"). Landlord shall execute the Tenant Improvement Contract and shall cause Landlord's Contractor to execute the Tenant Improvement Contract upon written request from Tenant to Landlord that Landlord initiate construction of the Tenant Improvements, which written request shall also include Tenant's written acceptance of all of the final terms of the Tenant Improvement Contract ("TENANT'S REQUEST AND ACCEPTANCE NOTICE"). Failure of Landlord to so execute or so cause Landlord's Contractor to execute the Tenant Improvement Contract within ten (10) business days following Landlord's receipt of Tenant's Request and Acceptance Notice shall constitute a material default of Landlord hereunder, which, notwithstanding any other provision of this Lease to the contrary, shall permit Tenant to thereafter terminate this Lease by written notice to Landlord. Subject to the terms of Article Twenty below, in the absence of Tenant's Request and Acceptance Notice, Landlord shall have no obligation to construct the Tenant Improvements, but all other rights and obligations of Landlord and Tenant under this Lease shall remain unaffected.
Tenant shall be responsible for all costs of constructing the Tenant
Improvements ("TENANT'S COSTS"), which shall be paid by Tenant to Landlord as
follows: Tenant shall disburse to Landlord on a monthly basis the amount
sufficient for Landlord to pay Landlord's Contractor the monthly amount then
owing to Landlord's Contractor (based on applications for payment submitted to
Landlord by Landlord's Contractor under the Tenant Improvement Contract,
reflecting the portion of the work completed during the prior month as approved
in writing by Tenant's Architect. Such monthly payments shall be made by Tenant
to Landlord within twenty (20) days following Tenant's receipt of written
approval by Tenant's Architect of the application for payment submitted by
Landlord's Contractor to Landlord. If Tenant's payment of these sums is delayed
beyond such 20-day period, Landlord may direct Landlord's Contractor to suspend
the work, in which case Tenant shall be responsible for payment of reasonably
and actually incurred costs to which Landlord's Contractor may be entitled based
upon such suspension. All applications for payment submitted by Landlord's
Contractor shall be submitted with all such invoices and supporting
documentation as Tenant and Tenant's Architect may reasonably request. Tenant
shall provide in Tenant's contract with Tenant's Architect that the Architect
review applications for payment and communicate approval or disapproval thereof
(and the reasons for any disapproval) to Landlord and Tenant within ten (10)
days of receipt of the application for payment and all requested invoices and
supporting documents and all other documentation provided for in the Tenant
Improvement Contract.
(b) CONSTRUCTION RECORDS. The Building Shell Improvements and the
Tenant Improvements, to the extent designed by Landlord's design consultants and
constructed by Landlord's Contractor, shall be designed and constructed on an
"open book" basis with Tenant. Landlord shall keep, and shall cause Landlord's
Contractor and design consultants to keep, full and accurate accounts, records,
books, journals, ledgers, and data with respect to the direct expenses incurred
by Landlord's Contractor and design consultants in completing the Building Shell
Improvements and the Tenant Improvements pursuant to this Lease (the "RECORDS"),
which shall truthfully, accurately, and fully document the costs incurred in
connection with the construction of the Building Shell Improvements and the
Tenant Improvements. Tenant shall have the right, through its designated
representatives, during regular business hours, to inspect the Records as may be
reasonably necessary to verify performance by Landlord, Landlord's Contractor
and Landlord's design consultants of their respective obligations with regard to
construction of the Building Shell Improvements and the Tenant Improvements.
Landlord and Landlord's Contractor shall retain all Records for at least three
(3) years following the later of the date of Substantial Completion of the
Building Shell Improvements and the date of Substantial Completion of the Tenant
Improvements, and make the same available from time to time to Tenant and its
designated representatives during regular business hours at Landlord's offices
in Las Vegas, Nevada, within ten (10) days after receipt of a written request
for inspection from Tenant.
(c) CHANGES. Tenant may request a change to any part of the Building Shell Improvements or the Tenant Improvements by providing written notice to Landlord in which Tenant specifies with particularity the requested changes. Within ten (10) business days of Landlord's receipt of Tenant's request for changes ("CHANGES"), Landlord shall review the Changes requested and notify Tenant in writing ("CHANGE ORDER") of any increase or decrease in the cost of the Building Shell Improvements or the Tenant Improvements and the amount of any delay that would result from the Change. Any delay that results from Tenant-requested Changes to the Building
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Shell Improvements shall constitute a Tenant Delay if the critical path for
construction of the Building Shell Improvements is affected. Tenant shall
approve or disapprove the Change Order in writing before the expiration of ten
(10) business days following receipt of the Change Order. Any failure to approve
shall constitute a disapproval. Any and all costs, fees and expenses reasonably
incurred by Landlord relative to a Tenant-approved Change Order to (a) evaluate
a Tenant-requested Change, and (b) to change the Building Shell Improvements or,
the Tenant Improvements and to incorporate the Changes into the Building Shell
Improvements or, the Tenant Improvements contemplated under the Change Order
shall be expressly set forth in the Change Order and shall be paid by Tenant if
the Change Order is approved by Tenant. If such costs are incurred during the
course of Landlord's construction of the Tenant Improvements, such costs shall
be paid as provided above with respect to payment of Tenant's Costs. If such
costs are incurred by Landlord in connection with its construction of the
Building Shell Improvements, such costs shall be paid as provided in Section
14.02(e) below.
(d) SUBSTANTIAL COMPLETION. If the Building Shell Improvements are not Substantially Completed by the Estimated Substantial Completion Date, then the Lease Commencement Date shall be one hundred eighty (180) days following the date the Building Shell Improvements would have been Substantially Completed but for any Tenant Delay, subject to the provisions of Section 2.02 above. Tenant agrees that any Tenant Delay shall be cumulative and shall not cause the Lease Commencement Date to be extended beyond what it otherwise would have been in the absence of any Tenant Delay. For purposes of this Lease, the Building Shell Improvements shall be Substantially Completed when (a) all of such improvements are completed, except for minor items of work (e.g., pick-up, "punch list" work, etc.) that can be completed with only minor interference with construction and installation of the Tenant Improvements, which shall be itemized on a punch list and completed by Landlord within sixty (60) days following the date of Substantial Completion of the Building Shell Improvements, (b) the Clark County Building Department has conducted its final inspection of all Building Shell Improvements, has provided its approval thereof, and has issued a Certificate of Completion therefor, and (c) upon written notice from Landlord to Tenant of the foregoing, accompanied by a copy of such Certificate of Completion and expressly granting Tenant possession and occupancy of the Building Shell Improvements ("SUBSTANTIALLY COMPLETED" or "SUBSTANTIAL COMPLETION" of the Building Shell Improvements, or similar phrase). For purposes of this Lease , the Tenant Improvements shall be Substantially Completed when (a) all of such improvements are completed, except for minor items of work (e.g., pick-up, "punchlist work," etc.) that can be completed with only minor interference with Tenant's conduct of business at the Property, and (b) the issuance of a final unconditional Certificate of Occupancy for the Property.
(e) TENANT'S SHARE OF BUILDING SHELL COSTS. During the course of construction of the Building Shell Improvements, no more than monthly, Landlord shall provide Tenant an itemized statement ("TENANT'S BUILDING SHELL COST STATEMENT") setting forth the Modification Costs incurred during the prior month for constructing Building Modifications, including any Changes related thereto approved by Tenant, which are costs for which Tenant is responsible under this Lease. Tenant's Building Shell Cost Statement (i) shall be accompanied by such invoices and other documentation as Tenant may reasonably request, (ii) shall be subject to written approval by Tenant's Architect or other contract administration personnel and (ii) shall be subject to review and audit by Tenant and its representatives, which may include an audit of the Records. Within twenty (20) days following receipt of written approval by Tenant's Architect or other contract administration personnel of Tenant's Building Shell Cost Statement, Tenant shall pay the approved portion of the Modification Costs to Landlord. If audit or review results in a determination of revised Modification Costs for any monthly period, Landlord or Tenant shall pay to the other any applicable overpayment or underpayment within thirty (30) days following such determination. Tenant shall provide in Tenant's contract with Tenant's Architect or other contract administration personnel that the Architect or other contract administration personnel review Tenant's Building Shell Cost Statement and communicate their approval or disapproval thereof (and the reasons for any disapproval) to Landlord and Tenant within ten (10) days of receipt of Tenant's Building Shell Cost Statement and all requested invoices and other documentation. Tenant shall be entitled to reduction of, and credit against, the first payments due under this Section 14.02(e) in the cumulative amount of all advances and/or payments made by Tenant to Landlord for Modification Costs, whether such advances or payments are so characterized, and whether such advances or payments are made before or after execution of this Lease.
(f) TENANT DELAY. As used in this Lease, "Tenant Delay" shall mean, in addition to the Tenant Delay specifically described above in this Article Fourteen, any delay caused by (a) any Tenant-requested and approved Changes; (b) any act or omission of Tenant or its employees, agents or contractors, including, but not
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limited to, any interference with the construction of the Building Shell Improvements; and (c) any unreasonable delays by Tenant in providing Landlord with information requested by Landlord, or in providing consents or approvals required to be given by Tenant.
During the Lease Term, the Base Building Shell Improvements shall be the property of Landlord, the Building Modifications and the Tenant Improvements and other Tenant's Alterations shall be the property of Tenant. The Building Shell Improvements and the Tenant Improvements shall remain upon and be surrendered with the Property upon the expiration or earlier termination of the Lease Term, subject to the other provisions of this Lease.
Notwithstanding any language to the contrary in this Section 14.02, neither Landlord nor Landlord's Contractor shall be responsible for tracking the compliance with the requirements for obtaining LEED certification for the Tenant Improvements. Any such work related to obtaining such certification shall be performed by Tenant or Tenant's consultants at Tenant's sole cost and expense.
Section 14.03. NO OTHER IMPROVEMENTS. Except for the Building Shell Improvements, the Tenant Improvements, and any unfinished "punch list" items, Landlord shall have no liability or obligation for making any further alterations or improvements of any kind in or about the Property.
Section 14.04. NO POSTED SECURITY REQUIREMENTS. Notwithstanding the provisions of Section 6.05 above, Landlord acknowledges and agrees that Tenant is not required to comply with the Posted Security Requirements with respect to any work of improvement to be undertaken by Landlord in constructing the Building Shell Improvements and/or the Tenant Improvements. Further, Landlord shall obtain the express written waiver by Landlord's Contractor of any right to stop work on either the Building Shell Improvements or the Tenant Improvements pursuant to the provisions of the Posted Security Requirements.
ARTICLE FIFTEEN TELECOMMUNICATIONS SERVICES
Section 15.01. TENANT'S TELECOMMUNICATIONS EQUIPMENT. Subject to all Applicable Laws, Tenant may, at Tenant's sole cost and expense, install antennae and related facilities and other equipment for the provision of telecommunications services (the "TELECOMMUNICATIONS EQUIPMENT") on the rooftop or in other portions of the Building or elsewhere on the Property, but only if such use is solely limited to Tenant's own use in the conduct of its business ("TENANT'S TELECOMMUNICATIONS EQUIPMENT"); provided, however, that co-location of equipment supplied by third parties on Tenant's Telecommunications Equipment shall be permitted without Landlord's prior written approval. Tenant shall be solely responsible for all costs and expenses related to the use and maintenance of Tenant's Telecommunications Equipment, the removal of which upon the expiration or earlier termination of this Lease shall be governed by Section 6.06 of this Lease. All operations by Tenant pursuant to this Article shall be lawful and in compliance with all rules and regulations of the Federal Communications Commission, Federal Aviation Administration, and Clark County Department of Aviation. Consistent with the terms of Section 6.05 above, Landlord shall have the right, in its reasonably exercised discretion, to determine the location of any visible Tenant's Telecommunications Equipment on the Building; provided, however, that Landlord shall not require any location that precludes or interferes with the intended operation of Tenant's Telecommunications Equipment. Regardless of any roof warranty or any repair obligations of Landlord in this Lease, Tenant shall be solely responsible for the repair of any leaks or other damage to the roof membrane resulting from the installation of any Tenant's Telecommunications Equipment. Landlord shall include language in all other leases for space in the Project requiring the tenants under such leases to operate any of their Telecommunications Equipment in compliance with all rules and regulations of the Federal Communications Commission, Federal Aviation Administration, and Clark County Department of Aviation.
ARTICLE SIXTEEN MISCELLANEOUS PROVISIONS
Section 16.01. NON-DISCRIMINATION. Tenant promises, and it is a condition to the continuance of this Lease, that there will be no discrimination against, or segregation of, any person or group of persons on the basis of race, color, sex, creed, national origin or ancestry in the leasing, subleasing, transferring, occupancy, tenure or use of the Property or any portion thereof.
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
Section 16.02. LANDLORD'S LIABILITY; CERTAIN DUTIES.
(a) As used in this Lease, the term "LANDLORD" means only the current owner of the leasehold estate under a ground lease of the Property at the time in question. Each Landlord is obligated to perform the obligations of Landlord under this Lease only during the time such Landlord owns such interest or title. Any Landlord who transfers its title or interest is relieved of all liability with respect to the obligations of Landlord under this Lease to be performed on or after the date of transfer. However, each Landlord shall deliver to its transferee all funds that Tenant previously paid if such funds have not yet been applied under the terms of this Lease.
(b) Tenant shall give written notice of any failure by Landlord to perform any of its obligations under this Lease to Landlord and, if Landlord expressly so requests in written notice thereof to Tenant, to any ground lessor, mortgagee or beneficiary under any deed of trust encumbering the Property whose name and address have been furnished to Tenant in writing in that notice. Landlord shall not be in default under this Lease unless Landlord (or such ground lessor, mortgagee or beneficiary) fails to cure or commence to cure such non-performance within the period(s) specified in Section 10.09 above.
(c) Notwithstanding any term or provision herein to the contrary, the liability of Landlord for the performance of its duties and obligations under this Lease is limited to Landlord, and neither Landlord nor Landlord's partners, members, managers, shareholders, officers or other principals shall have any personal liability under this Lease.
(d) Except as otherwise expressly provided in this Lease, Tenant shall have no right to terminate this Lease based on an uncured default by Landlord in the performance of Landlord's obligations under this Lease; provided, however, that in addition to all other rights and remedies not expressly prohibited in this Lease, Tenant may seek to recover from Landlord an amount representing appropriate actual, compensatory damages for breach of contract based on any such uncured default of Landlord. Consistent with Section 10.08 above, in no event shall Tenant be permitted to recover consequential, punitive, or exemplary damages from Landlord based on any such uncured default of Landlord, or otherwise.
Section 16.03. SEVERABILITY. A determination by a court of competent jurisdiction that any provision of this Lease or any part thereof is illegal or unenforceable shall not cancel or invalidate the remainder of such provision or this Lease, which shall remain in full force and effect, and it is the intention of the parties that there shall be substituted for such provision as is illegal or unenforceable a provision as similar to such provision as may be possible and yet be legal and enforceable.
Section 16.04. INTERPRETATION. The captions of the Articles or Sections of this Lease are to assist the parties in reading this Lease and are not a part of the terms or provisions of this Lease. Whenever required by the context of this Lease, the singular shall include the plural and the plural shall include the singular. The masculine, feminine and neuter genders shall each include the other. In any provision relating to the conduct, acts or omissions of Tenant, the term "Tenant" shall include Tenant's agents, employees, contractors, invitees, successors or others using the Property with Tenant's express or implied permission. Any reference in this Lease to a "business day" refers to a date that is not a Saturday, Sunday or legal holiday (or observed as a legal holiday) for Nevada state government offices pursuant to NRS. If any deadline specified in this Lease falls on a day that is not a business day, the deadline shall be extended to the next business day.
Section 16.05. INCORPORATION OF PRIOR AGREEMENTS; MODIFICATIONS. This Lease is the only agreement between the parties pertaining to the lease of the Property and no other agreements are effective. All amendments to this Lease shall be in writing and signed by all parties. Any other attempted amendment shall be void.
Section 16.06. NOTICES. All notices, demands, statements or communications (collectively, "NOTICES") given or required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail, postage prepaid, return receipt requested, nationally-recognized commercial overnight courier, or delivered personally (i) to Tenant at the addresses set forth in Section 1.03 above, or (ii) to Landlord at the addresses set forth in Section 1.02 above. Landlord or Tenant shall have the right to change its respective Notice address upon giving Notice to the other party. Any Notice will be deemed given three (3) business days after the date it is mailed as provided in this Section 16.06, or upon the date delivery is made, if delivered by an approved
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
courier (as provided above) or personally delivered. Consistent with the
provisions of Section 16.02(b) above, if Tenant is notified as provided in this
Section 16.06 of the identity and address of Landlord's secured lender or ground
or underlying lessor, Tenant shall give to such lender or ground or underlying
lessor written notice of any default by Landlord under the terms of this Lease
by registered or certified mail or nationally-recognized commercial overnight
courier, and such lender or ground or underlying lessor shall be given the same
opportunity to cure such default as is provided Landlord under this Lease
(unless such cure period is extended pursuant to the terms of any agreement to
which Tenant is a party or to which Tenant consents) prior to Tenant's
exercising any remedy available to Tenant. Notices required hereunder may be
given by either an agent or attorney acting on behalf of Landlord or Tenant.
Section 16.07. WAIVERS. The failure of either party to insist upon the strict performance, in any of one or more instances, of any term, covenant or condition of this Lease shall not be deemed to be a waiver by that party of such term, covenant or condition. No waiver of any breach of any term, provision and covenant contained herein shall be deemed or construed to constitute a waiver of any other or subsequent breach of any term, provision or covenant contained herein. Landlord's acceptance of the payment of rent (or portions thereof) or any other payments hereunder after the occurrence of and during the continuance of a default unrelated to the payment of that rent (or with knowledge of a breach of any term or provision of this Lease which with the giving of notice and the passage of time, or both, would constitute such a default) shall not be construed as a waiver of such default or any other rights or remedies of Landlord, including any right of Landlord to recover the Property. Moreover, Tenant acknowledges and agrees that Landlord's acceptance of a partial rent payment shall not, under any circumstances (whether or not such partial payment is accompanied by a special endorsement or other statement), constitute an accord and satisfaction with regard to the unpaid balance of the rent. Landlord will accept the check (or other payment means) for payment without prejudice to Landlord's right to recover the balance of such rent or to pursue any other remedy available to Landlord. Forbearance by Landlord to enforce one or more of the remedies herein provided upon the occurrence of a default shall not be deemed or construed to constitute a waiver of such default.
Section 16.08. NO RECORDATION. Tenant shall not record this Lease. Concurrently with their execution of this Lease, Landlord and Tenant shall execute a memorandum of this Lease in the form of that attached as Exhibit "F" to this Lease (the "LEASE MEMORANDUM"), which shall be recorded at Landlord's sole cost and expense.
Section 16.09. BINDING EFFECT; CHOICE OF LAW. This Lease binds any party who legally acquires any rights or interest in this Lease from Landlord or Tenant. However, Landlord shall have no obligation to Tenant's successor unless the rights or interests of Tenant's successor are acquired in accordance with the terms of this Lease. The laws of the state in which the Property is located shall govern this Lease, without regard to such state's conflicts of law principles. Landlord and Tenant agree that any action or claim brought to enforce or interpret the provisions of this Lease, or otherwise arising out of or related to this Lease or to Tenant's use and occupancy of the Property, regardless of the theory of relief or recovery and regardless of whether third parties are involved in the action, may only be brought in the State and County where the Property is located, unless otherwise agreed in writing by the other party prior to the commencement of any such action.
IN THE INTEREST OF OBTAINING A SPEEDIER AND LESS COSTLY ADJUDICATION OF ANY DISPUTE, LANDLORD AND TENANT HEREBY KNOWINGLY, INTENTIONALLY, AND IRREVOCABLY WAIVE THE RIGHT TO TRIAL BY JURY IN ANY LEGAL ACTION, PROCEEDING, CLAIM, OR COUNTERCLAIM BROUGHT BY EITHER OF THEM AGAINST THE OTHER ON ALL MATTERS ARISING OUT OF OR RELATED TO THIS LEASE OR THE USE AND OCCUPANCY OF THE PROPERTY.
Section 16.10. INTENTIONALLY OMITTED.
Section 16.11. INTENTIONALLY OMITTED.
Section 16.12. FORCE MAJEURE. A "FORCE MAJEURE" event shall occur if Landlord or Tenant cannot perform any of its obligations due to events beyond such applicable party's control, except with respect to the obligations imposed with regard to Base Rent, Additional Rent and other charges to be paid by Tenant pursuant to this Lease, the time provided for performing such obligations shall be extended by a period of time ("FORCE MAJEURE DELAY") equal to the duration of such events. Events beyond Landlord's or Tenant's control include, but are not limited to, acts of God, war, civil commotion, terrorist acts, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material, government regulation or restriction, waiting periods atypical in Clark
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
County, Nevada for obtaining governmental permits or approvals, or weather conditions. No express reference in this Lease to a Force Majeure event shall create any inference that the terms of this Section 16.12 do not apply with equal force in the absence of such an express reference.
Section 16.13. COUNTERPARTS. This Lease may be executed in counterparts and, when all counterpart documents are executed, the counterparts shall constitute a single binding instrument.
Section 16.14. SURVIVAL. All representations and warranties of Landlord and Tenant shall survive the termination of this Lease.
Section 16.15. RELATIONSHIP OF PARTIES. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant.
Section 16.16. NO WARRANTY. In executing and delivering this Lease, Tenant has not relied on any representation, including, but not limited to, any representation whatsoever as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto.
Section 16.17. INTENTIONALLY OMITTED.
Section 16.18. INDEPENDENT COVENANTS. This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant hereby expressly waives the benefit of any statute or other law to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord's expense or to any setoff of the Rent or other amounts owing hereunder against Landlord, except as otherwise expressly provided in this Lease.
Section 16.19. CONFIDENTIALITY. Each party acknowledges that the content of this Lease and any related documents are confidential information. Except with respect to any disclosure required by law, each party shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than its financial, legal, and design consultants, provided that such recipients agree to maintain the confidentiality of the information.
Section 16.20. REVENUE AND EXPENSE ACCOUNTING. Landlord and Tenant agree that, for all purposes (including any determination under Section 467 of the Internal Revenue Code), rental income will accrue to the Landlord and rental expenses will accrue to the Tenant in the amounts and as of the dates rent is payable under this Lease.
Section 16.21. TENANT'S REPRESENTATIONS AND WARRANTIES. Tenant warrants and represents to Landlord as follows, each of which is material and being relied upon by Landlord:
(a) Tenant (i) is not, and shall not become, a person or entity with whom Landlord is restricted from doing business under regulations of the Office of Foreign Asset Control ("OFAC") of the Department of the Treasury (including, but not limited to, those named on OFAC's Specially Designated and Blocked Persons list), or under any statute, executive order (including, but not limited to, the September 24, 2001 Executive Order Blocking Property and Prohibiting Transactions with Persons who Commit, Threaten to Commit, or Support Terrorism), or other governmental action, (ii) is not knowingly engaged and shall not knowingly engage in any dealings or transactions with or otherwise be associated with such persons or entities, and (iii) is not and shall not become, a person or entity whose activities are regulated by the International Money Laundering Abatement and Financial Anti-Terrorism Act of 2001, or the regulations or orders thereunder.
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
(b) Tenant is duly organized, validly existing and in good standing under the laws of the state of its organization, and is qualified to do business in the state in which the Property is located, and the persons executing this Lease on behalf of Tenant have the full right and authority to bind Tenant without the consent or approval of any other person or entity. Tenant has full power, capacity, authority and legal right to execute and deliver this Lease and to perform all of its obligations hereunder. This Lease is a legal, valid and binding obligation of Tenant, enforceable in accordance with its terms.
(c) Tenant has not (1) made a general assignment for the benefit of creditors, (2) filed any voluntary petition in bankruptcy or suffered the filing of an involuntary petition by any creditors, (3) suffered the appointment of a receiver to take possession of all or substantially all of its assets, (4) suffered the attachment or other judicial seizure of all or substantially all of its assets, (5) admitted in writing its inability to pay its debts as they come due, or (6) made an offer of settlement, extension or composition to its creditors generally.
Tenant confirms that all of the above representations and warranties are true as of the date of this Lease, and acknowledges and agrees that they shall survive the expiration or earlier termination of this Lease.
Section 16.22. LANDLORD'S REPRESENTATIONS AND WARRANTIES. Landlord warrants and represents to Tenant as follows, each of which is material and being relied upon by Tenant:
Landlord (i) is not, and shall not become, a person or entity with whom Tenant is restricted from doing business under regulations of the Office of Foreign Asset Control ("OFAC") of the Department of the Treasury (including, but not limited to, those named on OFAC's Specially Designated and Blocked Persons list), or under any statute, executive order (including, but not limited to, the September 24, 2001 Executive Order Blocking Property and Prohibiting Transactions with Persons who Commit, Threaten to Commit, or Support Terrorism), or other governmental action, (ii) is not knowingly engaged and shall not knowingly engage in any dealings or transactions with or otherwise be associated with such persons or entities, and (iii) is not and shall not become, a person or entity whose activities are regulated by the International Money Laundering Abatement and Financial Anti-Terrorism Act of 2001, or the regulations or orders thereunder.
(a) Landlord is duly organized, validly existing and in good standing under the laws of the state of its organization, and is qualified to do business in the state in which the Property is located, and the persons executing this Lease on behalf of Landlord have the full right and authority to bind Landlord without the consent or approval of any other person or entity. Landlord has full power, capacity, authority and legal right to execute and deliver this Lease and to perform all of its obligations hereunder. This Lease is a legal, valid and binding obligation of Landlord, enforceable in accordance with its terms.
(b) Landlord has not (1) made a general assignment for the benefit of creditors, (2) filed any voluntary petition in bankruptcy or suffered the filing of an involuntary petition by any creditors, (3) suffered the appointment of a receiver to take possession of all or substantially all of its assets, (4) suffered the attachment or other judicial seizure of all or substantially all of its assets, (5) admitted in writing its inability to pay its debts as they come due, or (6) made an offer of settlement, extension or composition to its creditors generally.
Landlord confirms that all of the above representations and warranties are true as of the date of this Lease, and acknowledges and agrees that they shall survive the expiration or earlier termination of this Lease.
Section 16.23. APPROVALS AND CONSENTS. Any approvals, consents, authorizations or similar discretionary acceptances, endorsements and ratifications required or provided for in this Lease shall not be unreasonably withheld, conditioned or delayed, except in any case in which the action to be taken is expressly described in this Lease as being within the "sole discretion" of a party.
ARTICLE SEVENTEEN MASTER LEASE
(a) This Lease is subject and subordinate to that certain Lease Agreement, dated November 15, 2005, as amended by that certain First Amendment to Lease Agreement, dated June 20, 2006 (collectively, the "MASTER LEASE"), by and between Landlord, as tenant, and County of Clark, a political subdivision of the State of
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
Nevada ("COUNTY"), as landlord (the "MASTER LANDLORD"), and to any renewal, amendment or modification thereof, and to any mortgage or other encumbrance to which the Master Lease is subject or subordinate, and to all renewals, modifications, consolidations, replacements and extensions thereof. A copy of the Master Lease is attached as Exhibit "G" to this Lease. Except as specifically modified in this Lease, during the Lease Term Tenant shall be bound by and shall observe all of the terms and conditions to be observed by Landlord under the Master Lease as fully and to the same extent and effect as though Tenant were the lessee thereunder in the place and stead of Landlord. Any event resulting in termination of the Master Lease by its terms or otherwise shall also automatically result in termination of this Lease, except as otherwise provided or contemplated in Section 2.3 (Attornment) of the Master Lease.
(b) Without limiting the generality of (a) above, Tenant expressly agrees to comply with and be bound by any and all covenants, conditions and restrictions or rules, regulations or standards of operation or conduct contemplated under the terms of the non-discrimination provisions of Article III of the Master Lease, which are hereby incorporated into this Lease by this reference.
(c) Without limiting the generality of (a) above, Tenant acknowledges and agrees that Landlord's covenant of quiet possession or enjoyment (Section 5.08 of this Lease) is expressly subject to the Master Landlord's rights under the Master Lease, including but not limited to the right to recover the Property (Section 2.21 of the Master Lease), the right to improve or expand McCarran International Airport (Section 3.10 of the Master Lease), and the right to enter and inspect the Property (Section 2.7 of the Master Lease).
(d) Without limiting the generality of (a) above, Tenant acknowledges and agrees that this Lease is subject to the attornment provisions of Section 2.3 of the Master Lease. Pursuant to the provisions of such section of the Master Lease, Section 11.01 of this Lease is supplemented by adding the following thereto:
If by reason of a default on the part of Landlord as tenant in the performance of the terms of the provisions of the Master Lease, the Master Lease and the leasehold estate of Landlord as ground lessee thereunder are terminated by summary proceedings or otherwise in accordance with the terms of the Master Lease, Tenant will attorn to Master Landlord and recognize Master Landlord as lessor; provided, however, Master Landlord agrees that so long as Tenant is not in default, Master Landlord agrees to provide quiet enjoyment to Tenant and to be bound by all the terms and conditions of this Lease.
(e) Without limiting the generality of (a) above, Tenant further
acknowledges and agrees that (i) all Tenant signs must have the prior written
approval of the designated representative of Master Landlord (pursuant to
Section 2.6.2 of the Master Lease), and (ii) Master Landlord must be named as an
additional insured on all liability insurance policies maintained by Tenant
under the terms of this Lease (pursuant to Section 2.12.2.7.4 of the Master
Lease).
(f) As required by the terms of Section 2.9 of the Master Lease, should Tenant cause any improvements to be made to the Property, Tenant shall cause any contract with any contractor, designer, or other person providing work, labor, or materials to the Property to include the following clause:
Contractor agrees on behalf of itself, its subcontractors, suppliers and consultants and their employees that there is no legal right to file a lien upon County-owned property and will not file a mechanic's lien or otherwise assert any claim against County's real estate or any County's leasehold interest on account of any work done, labor performed or materials furnished under this contract. Contractor agrees to indemnify, defend and hold the County and Landlord harmless from any liens filed upon the County's property and County's leasehold interest and shall promptly take all necessary legal action to ensure the removal of any such lien at Contractor's sole cost.
(g) Within twenty (20) days following full execution of this Lease and the recordation of the Lease Memorandum, Landlord shall cause Nevada Title Company to issue in favor of Tenant, as insured, a policy of
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
leasehold title insurance for Tenant's leasehold interest under this Lease, in the form of the Pro-Forma Policy (2nd Amendment) prepared by Nevada Title Company (Order No. 06-04-0139-JJA) (the "LEASEHOLD TITLE POLICY"). The Leasehold Title Policy shall reflect the recording of (i) the executed Recognition Nondisturbance and Attornment Agreement in the form of Exhibit "L" (in Schedule A, item 2 of the Leasehold Title Policy) and (ii) the executed Subordination Non-Disturbance and Attornment Agreement in the form of Exhibit B (in Schedule B, Part 1, item 13 of the Leasehold Title Policy). The face amount of the Leasehold Title Policy shall be Thirty Million Dollars ($30,000,000.00). The Leasehold Title Policy shall be provided to Tenant by Landlord at no additional cost or expense to Tenant, provided that if Tenant desires "extended coverage" or any endorsements, Tenant shall be solely responsible for all costs associated with obtaining the same, including the cost of any survey or other requirements for such coverage and endorsements. Within thirty (30) days of written request from Tenant, Landlord, at Landlord's cost shall undertake all commercially reasonable actions to commence and diligently pursue to completion (including all commercially reasonable efforts to have Master Landlord cooperate in such efforts) the vacation, release and relinquishment of record of (i) all right-of-way reservations and easements for roadway and public utilities purposes and (ii) the rights and interests of any public utility-providing agencies with respect thereto, as reserved and granted within the boundaries of the Property in patents from the United States of America. Landlord shall diligently pursue such efforts, but its failure to obtain a release of all such matters of record despite and after expending all commercially reasonable efforts shall not constitute a default under this Lease. If Landlord fails to timely deliver the Leasehold Title Policy, and should such failure continue for a period of thirty (30) days, following Tenant's written request to deliver the Leasehold Title Policy, Landlord shall be in material default of this Lease. Consistent with Section 16.02(d) above, Tenant may thereafter seek to recover from Landlord an amount representing appropriate actual compensatory damages for such default.
(h) Upon the full execution of this Lease, Landlord shall execute and deliver to Master Landlord for execution and delivery to Tenant the Recognition, Non-Disturbance and Attornment Agreement in the form of Exhibit "L" attached hereto. Landlord shall diligently pursue the execution of that Recognition, Non-Disturbance and Attornment Agreement by Master Landlord and the delivery thereof to Tenant following such execution.
ARTICLE EIGHTEEN DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND
RECIPROCAL EASEMENTS
Landlord may prepare for eventual recordation against the Property and other adjacent land a Declaration of Covenants, Conditions, Restrictions and Reciprocal Easements (the "DECLARATION"). So long as the provisions of the Declaration do not affect Tenant's obligations in any material way (the performance of ministerial acts shall not be deemed material) and do not affect Tenant's use or conduct of business from the Property, Tenant will not unreasonably withhold consent to a subordination of this Lease to the Declaration, and further agrees to execute a recordable instrument (prepared by Landlord at its sole cost and expense) in order to evidence any such subordination.
ARTICLE NINETEEN NO OPTION OR OFFER
THE SUBMISSION OF THIS LEASE BY LANDLORD, ITS AGENT OR REPRESENTATIVE FOR EXAMINATION OR EXECUTION BY TENANT DOES NOT CONSTITUTE AN OPTION OR OFFER TO LEASE THE PROPERTY UPON THE TERMS AND CONDITIONS CONTAINED HEREIN OR A RESERVATION OF THE PROPERTY IN FAVOR OF TENANT, IT BEING INTENDED HEREBY THAT THIS LEASE SHALL ONLY BECOME EFFECTIVE UPON THE EXECUTION HEREOF BY LANDLORD AND DELIVERY OF A FULLY EXECUTED LEASE TO TENANT. NEITHER PARTY SHALL HAVE ANY OBLIGATION TO CONTINUE DISCUSSIONS OR NEGOTIATIONS OF THIS LEASE.
ARTICLE TWENTY CONDITION SUBSEQUENT
At any time prior to the earlier of (i) Landlord's receipt of Tenant's Request and Acceptance Notice (defined in Section 14.02 above), (ii) the expiration of five (5)
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
business days following Tenant's receipt from Landlord's Contractor of written notice of the proposed Guaranteed Maximum Price pursuant to Section 14.02 above, or (iii) December 14, 2006, Tenant shall have the option and right to terminate this Lease (the "TERMINATION OPTION"), by providing written notice to Landlord of the same, subject to Landlord's receipt, within five (5) business days following its receipt of Tenant's termination notice, in immediately available funds, of the sum of Five Million Dollars ($5,000,000.00) (the "TERMINATION FEE") in consideration for the exercise by Tenant of the Termination Option. If the above terms of the Termination Option are not strictly complied with (including Landlord's timely receipt of the Termination Fee), then the Termination Option shall be rendered null and void and any purported exercise shall be ineffective. Assuming the Termination Option is timely and validly exercised and the Lease is terminated, then following such termination neither Landlord nor Tenant shall have any further obligations to the other under this Lease, excepting those obligations which have accrued prior to or which expressly survive such termination. Time is of the essence with respect to Tenant's rights under this Article Twenty. Tenant shall be entitled to reduction of, and credit against, the Termination Fee due under this Article Twenty in the cumulative amount of all advances and /or payments made by Tenant to Landlord for Modification Costs, whether such advances or payments are so characterized, and whether such advances or payments are made before or after execution of this Lease.
(Left intentionally blank - signature page to follow)
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
Landlord and Tenant have signed this Lease at the place and on the dates specified adjacent to their signatures below.
LANDLORD:
Signed on_____________, 2006 BELTWAY BUSINESS PARK WAREHOUSE NO. 2, LLC, at__________________________ a Nevada limited liability company By: MAJESTIC BELTWAY WAREHOUSE BUILDINGS, LLC, a Delaware limited liability company, its Manager By: MAJESTIC REALTY CO., a California corporation, Manager's Agent By:/s/ Edward P. Roski, Jr. Name:Edward P. Roski, Jr. Its:Chairman and Chief Executive Officer By: THOMAS & MACK BELTWAY, L.L.C., a Nevada limited liability company, its Manager By:.s. Thomas A. Thomas |
Name: Thomas A. Thomas Its: Manager
TENANT:
Signed on December 11, 2006 NEVADA POWER COMPANY, at_________________________ a Nevada corporation By:/s/ Walter M. Higgins Printed Name: Walter M. Higgins Its: Chief Executive Officer 7155 Lindell Road Las Vegas, Nevada Nevada Power Company |
EXHIBIT A
DEPICTION OR DESCRIPTION OF THE PROPERTY
(Attached)
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
[DIAGRAMS OF LEASED PROPERTY]
THENCE SOUTH 00(degree)54'27" WEST, 40.08 FEET TO A POINT ON THE NORTH LINE OF THE SOUTH HALF (S 1/2) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SAID SECTION 01;
THENCE ALONG SAID LINE, SOUTH 87(degree)14'47" WEST, 630.64 FEET TO THE NORTHWEST CORNER OF SAID SOUTH HALF (S 1/2);
THENCE ALONG THE WEST LINE OF THE NORTH HALF (N 1/2) OF THE SOUTHEAST QUARTER
(SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SAID SECTION 01, NORTH
01(degree)05'30" EAST, 652.21 FEET;
THENCE DEPARTING SAID WESTERLY LINE AND ALONG A LINE 16.50 FEET SOUTH OF AND PARALLEL TO THE NORTHERLY LINE OF THE SOUTHEAST QUARTER (SE 1/4) OF SAID SOUTHWEST QUARTER (SW 1/4) NORTH 87(degree)13'43" EAST, 1083.01 FEET TO THE POINT OF BEGINNING.
CONTAINING: 16.00 ACRES OF LAND.
BASIS OF BEARINGS
THE EAST LINE OF THE NORTHEAST QUARTER (NE 1/4) OF THE NORTHEAST QUARTER (NE 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M., CLARK COUNTY, NEVADA, AS SHOWN ON THAT MAP ON FILE IN FILE 66 OF SURVEYS AT PAGE 02 OF OFFICIAL RECORDS, CLARK COUNTY, NEVADA, SAID LINE BEARS NORTH 00(degree)42'44" WEST.
GLEN J. DAVIS
PROFESSIONAL LAND SURVEYOR
NEVADA CERTIFICATE NO 11825
EXPIRES 12/31/06
LOCHSA SURVEYING
(702) 365-9312 / FAX (702) 320-1769
[DIAGRAMS OF LEASED PROPERTY]
LEGAL DESCRIPTION
BBP WAREHOUSE II
PORTION OF A.P.N.: 176-01-301-032
BEING A PORTION OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M., CLARK COUNTY, NEVADA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
M.D.M., CLARK COUNTY, NEVADA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF THE SOUTHEAST QUARTER (SE 1/4) OF THE NORTHEAST QUARTER (NE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SAID SECTION 01;
THENCE ALONG THE NORTH LINE THEREOF, NORTH 87(degree)13'39" EAST, 314.79 FEET TO THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER (SE 1/4);
THENCE ALONG THE EAST LINE THEREOF, SOUTH 01(degree)05'30" WEST, 334.37 FEET TO THE NORTH LINE OF THE SOUTH HALF (S 1/2) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SAID SECTION 01;
THENCE ALONG SAID NORTH LINE, NORTH 87(degree)14'47" EAST, 630.64 FEET TO A POINT HEREINAFTER KNOWN AS "POINT A";
THENCE DEPARTING SAID NORTH LINE AND ALONG THE EAST LINE OF THE SOUTHWEST
QUARTER (SW 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW
1/4) OF SAID SECTION 01, SOUTH 00(degree)54'27" WEST, 161.72 FEET TO A
NON-TANGENT 56.00 FEET RADIUS CURVE, A RADIAL LINE TO SAID POINT BEARS SOUTH
16(degree)58'33" WEST;
THENCE ALONG SAID CURVE CONCAVE SOUTHEASTERLY THROUGH A CENTRAL ANGLE OF 171(degree)46'44", AN ARC LENGTH OF 167.89 FEET TO A REVERSE 14.50 FEET RADIUS CURVE, A RADIAL LINE TO SAID POINT BEARS SOUTH 25(degree) 11'49" WEST;
THENCE ALONG SAID CURVE CONCAVE SOUTHWESTERLY THROUGH A CENTRAL ANGLE OF 65(degree)42'38", AN ARC LENGTH OF 16.63 FEET;
THENCE SOUGH 00(degree)54'27" WEST, ALONG A LINE 30.00 FEET WEST OF AND PARALLEL TO THE EASTERLY LINE OF THE SOUTHWEST QUARTER (SW 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF SAID SOUTHWEST QUARTER (SW 1/4), 322.47 FEET TO A TANGENT 25.00 FEET RADIUS CURVE;
THENCE ALONG SAID CURVE CONCAVE NORTHWESTERLY THROUGH A CENTRAL ANGLE OF 86(degree)21'59", AN ARC LENGTH OF 37.68 FEET TO A LINE 45.00 FEET NORTH OF AND PARALLEL TO THE SOUTHERLY LINE OF THE SOUTHEAST QUARTER (SE 1/4) OF SAID SOUTHWEST QUARTER (SW 1/4);
THENCE ALONG SAID LINE, SOUTH 87(degree)16'26" WEST, 569.11 FEET TO THE WESTERLY LINE OF THE SOUTHEAST QUARTER (SE 1/4) OF SAID SOUTHWEST QUARTER (SW 1/4);
THENCE ALONG SAID WESTERLY LINE, NORTH 01(degree)05'30" EAST, 289.27 FEET TO THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER (NE 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SAID SOUTHWEST QUARTER (SW 1/4);
THENCE ALONG THE SOUTHERLY LINE THEREOF, SOUTH 87(degree)13'31" WEST, 315.98 FEET TO THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER (NE 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SAID SOUTHWEST QUARTER (SW 1/4);
THENCE ALONG THE WESTERLY LINE THEREOF, NORTH 01(degree)11'37" EAST, 668.84 FEET TO THE POINT OF BEGINNING.
TOGETHER WITH THAT PORTION OF SAID SOUTH HALF (S 1/2) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 01, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M., CLARK COUNTY, NEVADA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE AFOREMENTIONED "POINT A";
THENCE NORTH 00(degree)54'27" EAST, 40.08 FEET;
THENCE NORTH 87(degree)14'47" EAST, 526.77 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF LINDELL ROAD AD DEDICATED BY THAT CERTAIN DOCUMENT RECORDED MARCH 14, 2002 IN BOOK 20020314 OF OFFICIAL RECORDS AS INSTRUMENT NO. 00744 IN THE CLARK COUNTY RECORDER'S OFFICE, CLARK COUNTY, NEVADA;
THENCE ALONG SAID RIGHT-OF-WAY LINE, SOUTH 15(degree)38'00" EAST, 116.43 FEET TO THE BEGINNING OF A TANGENT CURVE HAVING A RADIUS OF 760.00 FEET;
THENCE CURVING TO THE RIGHT ALONG THE ARC OF ARC OF SAID CURVE, CONCAVE
SOUTHWESTERLY, THROUGH A CENTRAL ANGLE OF 16(degree)21'23", AN ARC LENGTH OF
216.96 FEET;
THENCE SOUTH 00(degree)43'23" WEST, 45.00 FEET;
THENCE DEPARTING SAID RIGHT-OF-WAY LINE, SOUTH 87(degree)15'37" WEST, 275.78 FEET TO THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER (NE 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SAID SECTION 01;
THENCE NORTH 00(degree)48'55" EAST, 334.50 FEET TO A POINT ON THE NORTH LINE OF THE SOUTH HALF (S 1/2) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SAID SECTION 01;
THENCE ALONG SAID NORTH LINE, SOUTH 87(degree)14'47" WEST, 315.32 FEET TO THE POINT OF BEGINNING.
CONTAINING: 15.94 ACRES OF LAND.
BASIS OF BEARINGS
THE EAST LINE OF THE NORTHEAST QUARTER (NE 1/4) OF THE NORTHEAST QUARTER (NE 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M., CLARK COUNTY, NEVADA, AS SHOWN ON THAT MAP ON FILE IN
FILE 66 OF SURVEYS AT PAGE 02 OF OFFICIAL RECORDS, CLARK COUNTY, NEVADA, SAID LINE BEARS NORTH 00(degree)42'44" WEST.
ROBERT M. MCENTEE
PROFESSIONAL LAND SURVEYOR
NEVADA CERTIFICATE NO. 12998
EXPIRES 12/31/07
LOCHSA SURVEYING
(702) 365-9312/FAX (702) 320-1769
EXHIBIT D
"HAZARDOUS MATERIAL" AND "STORAGE TANK" LIST
In addition to general office and cleaning supplies, the following (which may be defined as "Hazardous Material" in the Lease) may be brought upon, treated, kept, stored, generated, or used upon the Property:
Gasoline, diesel fuel and other petroleum hydrocarbons, including, but not limited to, new and used oil, hydraulic fluid, brake fluid, transmission fluid, gear oil, etc.
Polychlorinated biphenyls (PCBs), including PCB transformer oil, PCB contaminated soil and PCB-contaminated debris.
Cleaning solvents.
Welding gases.
Antifreeze.
Aerosols, including paint, brake cleaner, WD-40, glass cleaner, etc.
Windshield washer fluid.
Steam cleaner soap.
Oils and greases.
New and used batteries, including those with lead and acid contents.
New and used transformer oil.
SF6 gas.
Water contaminated with oil and/or metals.
Asbestos.
Ampac shells and Caldwell cartridges containing gun powder and similar substances.
Treated wood poles.
Paint.
Paint remover.
CFCs. Mercury.
Solvents.
Soil contaminated with any Hazardous Material identified above on this Exhibit "D".
The following "Storage Tanks" and containment facilities will be located on the Property:
One or more above-grade unleaded gasoline fuel tanks, each with a capacity of 15,000 gallons or less.
One or more above-grade diesel fuel tanks, each with a capacity of 15,000 gallons or less.
Three or more above-grade vaulted tanks for new and used non-detect transformer oils, each with a capacity of up to 3,000 gallons.
One or more above-grade tanks for used non-PCB mineral oil, each with a capacity of up to 3,000 gallons.
One or more above-grade tanks for used PCB contaminated oil, each with a capacity of up to 3,000 gallons.
One or more concrete pads and self-contained containment tanks in transformer containment areas, including covered containment slabs and run-off trenches.
Two or more above-grade multiple compartment tanks for new and used oil, hydraulic fluids, transmission fluids and other petroleum hydrocarbons, each tank with multiple compartments of up to 500 gallons and single tank capacity of up to 1,000 gallons.
One or more sand/oil separators and associated tank systems.
One or more kitchen grease traps.
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
EXHIBIT G
MASTER LEASE
(Attached or provided separately to Tenant)
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
FIRST AMENDMENT TO LEASE AGREEMENT
THIS FIRST AMENDMENT TO LEASE AGREEMENT (the "First Amendment") is made and entered this 20th day of June, 2006, by and between the COUNTY OF CLARK, a political subdivision of the State of Nevada ("County"), and BELTWAY BUSINESS PARK WAREHOUSE NO. 2, LLC, a Nevada limited liability company authorized to do business in the State of Nevada ("Company").
RECITALS:
A. County and Company entered into that certain Lease Agreement, dated November 15, 2005 (the "Lease"), wherein Company agreed to lease from County and County agreed to lease to Company certain real property located in Clark County, Nevada, which is depicted and more particularly described in the Lease (the "Premises"). All terms used herein and not otherwise defined shall have the same meaning as given to them in the Lease.
B. County and Company desire to amend the Lease, as provided below in this Amendment.
NOW, THEREFORE, for and in consideration of the covenants and conditions herein, County and Company hereby agree as follows:
AGREEMENT:
1. Enlargement of Premises. The size of the Premises is hereby enlarged to include an additional tract of land (the "Additional Land"); accordingly, the descriptions of the Premises set forth on Exhibit "D" to the Lease and on Exhibit "A" to that certain Memorandum of Lease, dated November 15, 2005 (and recorded with the official records of Clark County, Nevada on November 21, 2005 in Book 20051121 as Instrument No. 2760), are hereby superseded and replaced with the description attached as Exhibit "A" to this First Amendment, which includes the Additional Land. Consistent with the above modification to the description of the Premises, the parties shall execute and record an appropriate Amended and Restated Memorandum of Lease.
2. Condition Subsequent. The continued effectiveness of this First Amendment is expressly conditioned on the execution and delivery, within one hundred eighty (180) days following the date of this First Amendment, of a lease agreement between Company, as landlord, and a third party, as tenant, for the Additional Land (the "Condition Subsequent"). If the Condition Subsequent is timely satisfied, Company shall promptly provide County with written notice of the same. In the event the Condition Subsequent is not satisfied or waived by Company within the time set forth above, this First Amendment shall be rendered null and void and without further force or effect, and in such event County and Company shall execute and deliver an instrument confirming the same. Any waiver by Company of the Condition Subsequent must be in writing and received by County on or before the expiration of the time set forth above, and in the event of such timely waiver by Company, this First Amendment shall remain binding on County and Company and remain in full force and effect.
3. Effect of Amendment. Except as modified by this First Amendment, the Lease shall remain in full force and affect. As amended hereby, the Lease is hereby ratified and confirmed in its entirety. In the event of a conflict between the terms of the Lease and this First Amendment, this First Amendment shall control.
4. Miscellaneous. This First Amendment embodies the entire agreement between the parties relating to the subject matter contained herein. There are no representations, promises, warranties, understandings or agreements, express or implied or otherwise, except for those expressly referred to or set forth herein or in the Lease. No modification of this First Amendment or the Lease shall be binding unless evidenced by an Agreement in writing signed by both County and Company. This First Amendment may be executed in counterparts, each of which shall constitute an original, and all of which taken together shall constitute one and the same instrument.
[intentionally left blank -- signature page to follow]
IN WITNESS WHEREOF, this First Amendment has been executed as of the date first written above.
COUNTY:
CLARK COUNTY, NEVADA,
a political subdivision of the State of
Nevada
APPROVED AS TO FORM:
David Roger, District Attorney
COMPANY:
BELTWAY BUSINESS PARK WAREHOUSE
NO. 2, LLC, a Nevada limited liability
company
By: MAJESTIC BELTWAY WAREHOUSE
BUILDINGS, LLC, a Delaware limited
liability company, its Manager
By: MAJESTIC REALTY CO., a California
corporation, Manager's Agent
By: THOMAS & MACK BELTWAY, L.L.C
a Nevada limited liability company,
its Manager
EXHIBIT A
TO
FIRST AMENDMENT TO LEASE
Description of Premises
(Attached)
LEGAL DESCRIPTION
FOR
APN 176-01-301-032, 176-01-401-007, 009, 010, 012, 013 & 014, 176-01-402-007
(THE OVERALL BOUNDARY WAREHOUSE 2)
APN 176-01-301-032 AND APN 176-01-401-013
THE SOUTH HALF (S 1/2) OF THE NORTHEAST QUARTER (NE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) AND THE NORTH HALF (N 1/2) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M., IN THE COUNTY OF CLARK, STATE OF NEVADA.
EXCEPTING THEREFROM ALL THAT PORTION OF THE ABOVE DESCRIBED LAND WHICH LIES EASTERLY OF THE WESTERLY RIGHT OF WAY OF LINDELL ROAD AS DESCRIBED IN DOCUMENT RECORDED MARCH 14, 2002 AS BOOK/INSTRUMENT NO. 20030314:00744, OF OFFICIAL RECORDS IN THE OFFICE OF THE COUNTY RECORDER OF CLARK, NEVADA.
APN 176-01-402-007
THE NORTHEAST QUARTER (NE 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M. IN THE COUNTY OF CLARK, STATE OF NEVADA.
EXCEPTING THEREFROM ALL THAT PORTION OF THE ABOVE DESCRIBED LAND WHICH LIES EASTERLY OF THE WESTERLY RIGHT OF WAY OF LINDELL ROAD AS DESCRIBED IN DOCUMENT RECORDED MARCH 14, 2002 AS BOOK/INSTRUMENT NO. 20030314:00743, OF OFFICIAL RECORDS IN THE OFFICE OF THE COUNTY RECORDER OF CLARK, NEVADA.
APN 176-01-401-014
THE EAST HALF (E 1/2) OF THE SOUTHWEST QUARTER (SW 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M., IN THE COUNTY OF CLARK, STATE OF NEVADA.
EXCEPTING THEREFROM ALL THAT PORTION OF THE ABOVE DESCRIBED LAND WHICH LIES SOUTHERLY OF THE NORTHERLY RIGHT OF WAY OF WARM SPRINGS ROAD AS DESCRIBED IN DOCUMENT RECORDED JANUARY 28, 2000 AS BOOK/INSTRUMENT NO. 20000128:00910, OF OFFICIAL RECORDS IN THE OFFICE OF THE COUNTY RECORDER OF CLARK, NEVADA.
APN 176-01-401-010 AND 176-01-401-012
THE WEST HALF (W 1/2) OF THE SOUTHWEST QUARTER (SW 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION I, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M., IN THE COUNTY OF CLARK, STATE OF NEVADA.
APN 176-01-401-009
THE NORTHEAST QUARTER (NE 1/4) OF THE SOUTHEAST QUARTER (SE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M. IN THE COUNTY OF CLARK, STATE OF NEVADA.
APN 176-01-401-007
THE SOUTHEAST QUARTER (SE 1/4) OF THE NORTHEAST QUARTER (NE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 1, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M. IN THE COUNTY OF CLARK, STATE OF NEVADA.
OVERALL ACREAGE = 47.07 ACRES MORE OR LESS
PREPARED BY:
LOCHSA ENGINEERING
6345 SOUTH JONES BOULEVARD
SUITE 100
LAS VEGAS, NV 89118
KATHLEEN M. HAND
P.E. #16209
(FLOOR PLAN)
S-1402, CLOSURE CALCULATION, 05-18-0-2006, BEH
Parcel name: SUBJECT PROPERTY
North: 4396.3926 East: 1352.8021 Line course: N 87-20-5S E Length: 303.08 North: 4410.4128 East: 1655.5576 Line Course: N 87-20-55 E Length: 780.20 North: 4445.5040 East: 2434.9224 Line Course: S 01-08-44 W Length: 564.75 North: 3881-8669 East: 2423.6317 Line course: S 01-08-44 W Length: 16.54 North: 3865.3302 East: 2423.3010 Line course: S 01-08-44 W Length: 235.77 North: 3529.6073 East: 2418.5874 Curve Length: 245.99 Radius: 840.40 Delta: 16-46-44 Tangent: 123.33 chord: 245.11 Course: S 07-14-38 E Course In: S 88-51-16 E Course Out: S 74-22-00 W RP North: 3612.8137 East: 3258.4196 End North: 3386.4537 East: 2449.4941 Line Course: S 15-38-00 E Length: 251.32 North: 3144.4310 East: 2517.2199 Curve Length: 216,96 Radius: 760.00 Delta: 16-21-23 Tangent: 109.22 Chord: 216.22 Course: S 07-27-18 E Course In: S 74-22-00 W Course Out: S 89-16-37 E RP North: 2933.6261 East: 1785.3354 End North: 2930.0387 East: 2545.2739 Line Course: S 00-43-23 W Length: 45.00 North: 2S8S.0423 East: 2544.7060 Line Course: S 87-15-37 W Length: 275.78 North: 2871.8603 East: 2269.2412 Line Course: H 00-48-55 E Length: 334.50 North: 3206.3265 East: 2274.0008 Line Course: S 87-14-47 W Length: 315.32 North: 3191.1781 East: 1959.0448 Line Course: S 00-54-27 W Length: 618.81 North: 2572,4455 East: 1949.2440 Line Course: S 87-16-26 W Length: 316.31 North: 2557.4015 East: 1633.2920 Line Course: S 00-59-58 W Length: 50.11 North: 2507.2992 East: 1632.4179 Line Course: S S7-16-26 W Length: 316.39 North: 2492.2511 East: 1316.3860 Line Course: N 01-05-30 E Length: 334.37 North: 2826.5604 East: 1322.7564 Line Course: S 87-13-31 W Length: 315.98 North: 2811.2641 East: 1007.1469 Line Course: N 01-11-37 E Length: 334.42 North: 3145.6116 East: 1014.1131 Line Course: N 01-11-37 E Length: 334.42 North: 3479.9590 East: 1021.0794 Line Course: N 87-13-39 E Length: 314.79 North: 3495.1855 East: 1335.5010 Line Course: N 01-05-30 E Length: 317.84 North: 3812.9678 East: 1341.5565 Line Course: N 01-05-30 E Length: 16.54 North: 3829.5048 East: 1341.8716 Line Course: N 01-06-16 E Length: 567.00 North: 4396.3995 East: 1352.8005 |
Perimeter: 7422.18 Area: 2,050,534 sq.ft. 47.074 ACRES
Mapcheck closure - (Uses listed courses and chords) Error Closure: 0.0070 course: N 13-07-41 W Error North: 0.00684 East: -0.00160 Precision 1: 1,060,081.43
LEASE AGREEMENT
THIS LEASE AGREEMENT (hereinafter referred to as "Agreement") entered into this 15th day of November by and between the COUNTY OF CLARK, apolitical subdivision of the State of Nevada (hereinafter referred to as "County") and BELTWAY BUSINESS PARK WAREHOUSE NO.2, LLC, a Nevada limited liability company authorized to do business in the State of Nevada (hereinafter referred to as "Company").
WITNESSETH:
WHEREAS, County is the owner and operator of McCarran International Airport (hereinafter referred to as "Airport") and wishes to cause the development and construction of retail/office/warehouse facilities (hereinafter referred to as "Commercial Facilities") on property owned by Clark County within the Cooperative Management Area (defined below) and controlled by the Airport to ensure that the development of such property is compatible with Airport uses; and
WHEREAS, it is for the benefit of County to more efficiently and economically manage its Airport-controlled property to include such Commercial Facilities; and
WHEREAS, Company is engaged in the business of developing, constructing, maintaining, leasing and operating such Commercial Facilities; and
WHEREAS, County is willing and Company desires to enter this Agreement for the construction and operation of such Commercial Facilities; and
WHEREAS, on August 21, 2001 the Board of County Commissioners approved a Lease Option Agreement (hereinafter referred to as "Lease Option Agreement") between County and Beltway Business Park, L.L.C., an affiliate of Company, which was first amended on March 5, 2002, and then amended on December 3, 2002, and then amended on September 20, 2005; and
NOW, THEREFORE, for and in consideration of the above recitals (which are incorporated into this Agreement by this reference), and the agreements, covenants and conditions herein, County and Company agree as follows:
ARTICLE I
1.1 DEFINITIONS
1.1.1 The term "Airport," whenever used herein, means the McCarran International Airport and all property located within its general environs at the date of execution of this Agreement or at any future date during the term hereof.
1.1.2 The term "Airport Environs Map," means the McCarran International Airport Environs Overlay District map, prepared by the Department of Aviation and dated April 16, I998, or any subsequent version of such maps as may be updated from time to time by the Department of Aviation.
1.1.3 The term "Approval Date" means the date upon which this Agreement is approved by the Board of County Commissioners.
1.1.4 The term "Approved Budget," whenever used herein, means the annual written budget prepared by Company and approved by County's Designated Representative pursuant to the procedure set forth in Section 1.6 (entitled BUDGET APPROVAL) below.
1.1.5 The term "Assignee," whenever used herein, means (i) any assignee of Lender's interest in the Loan, or (ii) any purchaser or any heir, successor, or assign of the leasehold estate evidenced by this Agreement that acquires such leasehold estate at or subsequent to a Foreclosure Transfer (as defined in Section 2.19.11.1 below), as approved by County, to the extent such approval is required pursuant to Section 2.19.11.1 below, or (iii) any assignee of Company's rights and duties under this Agreement pursuant to Section 2.1 (entitled ASSIGNMENT) below.
1.1.6 The term "Capital Improvement Expenditures," whenever used herein, means the expenses of a capital nature associated with the Commercial Facilities which exceed those set forth in the Approved Budget. Such expenses will require prior written approval of County's Designated Representative.
1.1.7 The term "County's Designated Representative (hereinafter referred to as 'CDR')," whenever used herein, means the Director of the Department of Real Property Management, or designee, acting on behalf of County.
1.1.8 The term "Commence Construction," whenever used herein, means commencing construction of the Commercial Facilities on the Premises by Company causing its construction contractor to obtain occupancy and control the area and to begin actual construction of the Commercial Facilities. The term shall not include any site preparation or off-site work related to the Premises.
1.1.9 The term "Commercial Facilities," whenever used herein, means the retail/office/warehouse improvements to be constructed on the Premises by Company in accordance with the terms and conditions of this Agreement.
1.1.10 The term -"Company," whenever used herein, means. BELTWAY BUSINESS PARK WAREHOUSE NO. 2, LLC, a Nevada limited liability company, entering into this Agreement as the developer and operator of the Commercial Facilities on the Premises as described herein.
1.1.11 The term "Cooperative Management Area" or "CMA," whenever used herein, means the land area included within the Airport's 60 and above day-night average decibel level noise contours, as defined in the 1992 Interim Cooperative Management Agreement between the U.S. Department of Interior's Bureau of Land Management and County, a copy of which is attached hereto as Exhibit "A" and incorporated herein (the "CMA Agreement"). Only those land uses defined in the CMA Agreement as compatible with Aircraft (defined below) operations will be permitted on County-owned parcels within the CMA that were acquired by
County under the terms of Southern Nevada Public Land Management Act of 1998 (the "SNPLMA" ), a copy of which is attached hereto as Exhibit "B" and incorporated herein.
1.1.12 The term "County," whenever used herein, means Clark County, Nevada, as represented by the Clark County Board of Commissioners and where this Agreement speaks of "Approval by County," such approval means action by the Clark County Board of Commissioners.
1.1.13 The term "Debt Service," whenever used herein, means the Company's payment of principal and interest for construction and/or permanent financing for Commercial Facilities.
All financing for Commercial Facilities shall include any fees, including loan points, fees, closing costs, and other loan charges (monthly or otherwise) to any Lender, including without limitation, lending institutions or shareholders, officers, directors, members, and managers of Company for construction and/or permanent financing for Commercial Facilities. Except as otherwise approved in writing by CDR, the principal loan amounts of such financing shall not exceed 100% of the "Pro Forma Development Costs" (as set forth in Exhibit "C" attached hereto and incorporated herein) and shall not be amortized over more than thirty (30) years. Any such financing must be approved by CDR as outlined in Section 2.19.1 below, and shall be at commercially reasonable interest rates, points, fees, closing costs, and other terms and conditions for the same type of loan from a bank or other commercial lender.
1.1.14 The term "Effective Date," whenever used herein, means the date established pursuant to Sections 1.2.6 and 1.7 below for the commencement of the distribution of Net Revenues (first, to repayment of any equity contribution and second, for distribution to County and Company as provided in Section 1:7 below). All other terms and conditions of this Agreement will become effective on the Approval Date.
1.1.15 The term "Environmental Laws," whenever used herein, means any one or all of the laws and/or regulations of the Environmental Protection-Agency or any other federal, state or local agencies, including, but not limited to the following as the same are amended from time to time:
COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION AND LIABILITY
ACT (42 U.S.C. Section 9601 et seq.)
RESOURCE CONSERVATION AND RECOVERY ACT (42 U.S.C. Section 6901 et
seq.)
TOXIC SUBSTANCES CONTROL ACT (15 U.S.C. Section 2601 et seq.)
SAFE DRINKING WATER ACT (42 U.S.C. Section 300h et seq.)
CLEAN WATER ACT (33 U.S.C. Section 1251 et seq.)
CLEAN AIR ACT (42 U.S.C. Section 7401 et seq.)
NEVADA SANITATION LAWS (Nevada Revised Statutes, Chapter. 444)
NEVADA WATER CONTROL LAWS (Nevada Revised Statutes Chapter 445A)
NEVADA AIR POLLUTION LAWS (Nevada Revised Statutes Chapter 445B)
HAZARDOUS MATERIALS, INCLUDING UNDERGROUND STORAGE TANK
REGULATIONS (Nevada Revised Statutes, Chapter 459)
NEVADA OCCUPATIONAL SAFETY AND HEALTH ACT (Nevada Revised
Statutes, Chapter 618)
and the regulations promulgated thereunder and any other laws, regulations and ordinances. (whether enacted by the Federal, State or local government) now in. effect or hereinafter enacted that deal with the regulation or protection of the environment (including, but not limited to, the ambient air procedures and records detailing chlorofluorocarbons [CFC]), ambient air, ground water, surface water and land use, including sub-strata land.
1.1.16 The term "Hazardous Material," whenever used herein, means the definitions of hazardous substance, hazardous material, toxic substance, regulated substance or solid waste as defined within the following:
COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION AND LIABILITY
ACT (42 U.S.C. Section 9601 et seq.)
RESOURCE CONSERVATION AND RECOVERY ACT (42 U.S.C. Section 6901 et
seq.)
HAZARDOUS MATERIALS TRANSPORTATION ACT (49 U.S.C. Section 5101 et
seq.) and all present or future regulations promulgated thereto
DEPARTMENT OF TRANSPORTATION HAZARDOUS MATERIALS TABLE (49 C.F.R.
Part 172) and amendments thereto
ENVIRONMENTAL PROTECTION AGENCY (40 C.F.R. Part 300 and
amendments thereto--including Appendices thereto)
HANDLING OF HAZARDOUS MATERIALS (including transportation of Hazardous Materials by Motor Carriers) (Nevada Revised Statutes 459.700 through 459.780)
and all substances, materials and wastes that are, or that become, regulated under, or that are classified-as hazardous or toxic under any environmental law, whether such laws are Federal, State or local.
1.1.17 The term "Initial Improvements," whenever used herein, shall mean completion of the site work and building shell for. (i) one hundred percent (100%) of the proposed Commercial Facilities, if consisting of two (2) or fewer commercial buildings; or (ii) not less than fifty percent (50%) of the proposed Commercial Facilities, if consisting of more than two (2) commercial buildings.
1.1.18 The term "Lender," whenever used herein, shall mean the provider of construction or permanent financing (or any refinancing) to Company in connection with the construction of the Commercial Facilities, which financing arrangements are to be approved by CDR to the extent required under Section 2.19 (entitled FINANCING) of this Agreement.
1.1.19 The "Loan," whenever used herein, shall mean a loan made by a Lender to Company and secured by a mortgage or deed of trust encumbering the leasehold estate evidenced by this Agreement
1.1.20 The term "Management Fee," whenever used herein, means a fee to be deducted from Total Revenue in consideration of the expenses incurred by Company or its property manager for the project administration of the Commercial Facilities. It is understood and agreed that during the term of this Agreement such fee is to be up to three percent (3%) (for industrial space), up to four and one-half percent (4.5%) (for office space), or up to five percent (5%) (for retail space) of the Total Revenue received by Company from Sublessees or as otherwise negotiated by County and Company: Such Management Fee shall include all compensation and property management administration expenses of all Commercial Facilities personnel. Such Management Fee may be adjusted as necessary by mutual agreement of Company and CDR and as set forth in an Approved Budget to be competitive with other fees that are standard in the industry in the metropolitan area.
1.1.21 The term "Maintenance and Operations," whenever used herein, means the expense for maintenance, operation, administration and repair of the Commercial Facilities.
1.1.22 The term "Net Revenue," whenever used herein, means the amount of available cash after allowable deductions have been made from Total Revenue which is available for an equal fifty percent (50%) distribution between the Participating Parties of this Agreement Allowable deductions are defined as follows:
a. Debt Service;
b. Actual expenses authorized in the Approved Budget, including the cost of any Maintenance and Operations, or other Project Costs approved by CDR, which approval will not be unreasonably withheld;
c. Capital Improvement Expenditures;
d. Management Fee;
e. A reasonable reserve for Maintenance and Operations or any reserve required by any Lender under any approved financing; and
f. Repayment of equity contribution plus return on equity contribution Of applicable), as per Section 1.7 (entitled RENTALS AND FEES) below.
1.1.23 The term "Participating Parties" or "Parties," whenever used herein, means Company as Lessee and County as lessor (hereinafter jointly referred to as "Parties") to a participating leasing arrangement for the sharing of Net Revenues as consideration for the development and operation of the commercial facilities at the Premises.
1.1.24 The term "Premises," whenever used herein, means that area depicted on Exhibit "D," which is attached hereto and made a part hereof. The final legal description of the Premises will be attached to the Memorandum of Lease described in Section 1.2.3 below.
1.1.25 The term "Project Cost," whenever used herein, means all costs of Company actually incurred and paid by Company in designing, developing, constructing, owning, leasing, and managing the Commercial Facilities.
1.1.26 The term "Sublease," whenever used herein, means the documents signed by a Sublessee or Tenant for the leasing of space in the Commercial Facilities.
1.1.27 The term "Sublessee" or "Tenant," whenever used herein, means any business firm or individual who leases office, retail, industrial or warehouse space for a valid, legal commercial activity in the Commercial Facilities. Subject to the terms of Section 1.4.1 below, the CDR will retain the right to reasonably approve the uses of such Sublessee or Tenant. These defined terms may be used interchangeably.
1.1.28 The term "Release," whenever used herein, means any releasing, spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, disposing or dumping of any Hazardous Material in violation of Environmental Laws.
1.1.29 The term "Rent Commencement Date," whenever used herein, means the date established pursuant to Sections 1.2.6 and 1.7 Below for the commencement of
the distribution of Net Revenues. As used in this Agreement, the "Rent Commencement Date" is synonymous with the "Effective Date."
1.1.30 The term "Total Revenue," whenever used herein, means the total amount of all rents, charges, fees and/or other income collected by Company from any use of the Commercial Facilities. Any space occupied by Company or any related entity which is not exclusively used for the necessary construction on and/or management of the Premises must be charged at a similar rental rate to that being charged for a similar type of rental property in the Las Vegas Valley. Such rental value shall be' included in the Total Revenue, whether or not a cash payment is made.
1.2 TERM
1.2.1 The term of this Agreement will expire fifty (50) years from the Approval Date (the "Termination Date").
1.2.2 Except for Section 1.7 (entitled RENTALS AND FEES) below, all other provisions of this Agreement will be in force and effect upon the Approval Date.
1.2.3 As soon as practicable following the Approval Date, County and Company agree to execute and acknowledge a Memorandum of Lease (1) evidencing the existence of this Agreement, the ownership of the Commercial Facilities by Company, the rights of Company in the Premises, and the Approval Date and Termination Date of this Agreement, and (2) containing a legal description of the Premises. Such Memorandum of Lease shall be recorded with the official real estate records of Clark County, Nevada.
1.2.4 As soon as practicable following the Approval Date, Company will be entitled to receive, as a Project Cost, an ALTA leasehold policy of title insurance, together with those endorsements reasonably deemed necessary by Company, all issued by a title company. selected by Company, with liability in an amount reasonably determined by Company and insuring Company's interests hereunder. Such leasehold policy will be subject only to exceptions permitted by Company.
1.2.5 County hereby agrees to give Lender at least thirty (30) days prior notice of any intended amendment, modification, revocation, surrender, cancellation or termination of this Agreement. County further agrees that it will not consent to or accept any surrender, revocation, cancellation or other termination by Company or amendment, nor agree to any modification of this Agreement without Lender's prior written approval. No expiration or early termination of this Agreement shall terminate or extinguish this Agreement without the prior written consent of Lender, unless the termination arises after a default and Lender has been given the notice and cure rights specified under Sections 2.15.2 and 2.19 of this Agreement, and has failed to cure in accordance therewith.
1.2.6 Subject to Section 1.7 (entitled RENTALS AND FEES) below, the Effective Date (also known as the Rent Commencement Date) will be the first of the following dates:
1.2.6.1 The date of completion of the Initial Improvements for the Commercial Facilities, as evidenced by County's issuance of a Certificate of Completion.
1.2.6.2 The date that any portion of the Premises generates any revenue or has a Temporary Certificate of Occupancy with actual occupancy and use.
1.2.6.3 Subject to the extension rights set forth in Section 1.10.3.1 below, upon the first day of the thirty-sixth (36th) month following the Approval Date.
1.3 PREMISES
1.3.1 County does hereby demise and let unto Company and Company does hereby take from County the Premises.
Company shall be responsible to provide County with a final legal description of the entire Premises under this Agreement, which includes the depiction of all current and proposed easements and/or rights-of-way that County has or may wish to retain. Company will submit a draft description, both narrative and graphic formats, to County for its review and County has the right to modify the documents to retain County's interests in any easements and/or rights of way necessary for roads, utilities, and flood control. Once a final legal description is agreed upon by both parties, such legal description will be included in the Memorandum of Lease, as provided in Section 1.2.3 above.
1.3.2 Company acknowledges that it has inspected the Premises and accepts the Premises "as is," including, but not limited to, grades, soil conditions, and drainage with no further responsibility to Company by County for any present or further improvements or maintenance thereof, including, but not limited to, the existence of any utilities and public roadways and the potential need to cap off or otherwise abandon such utilities and/or roadways.
1.3.3 All improvements constructed on the Premises by Company (including, without limitation, the Commercial Facilities) at any time and from time to time during the term will be owned by Company during the term of this Agreement.
1.4 USE OF PREMISES
1.4.1 Upon performance of the agreements, provisions and conditions contained in this Agreement, Company., will have the use of the Premises for the construction and operation of Commercial Facilities and for other business activities directly related thereto and for no other purposes, unless approved in writing by CDR.
Such Commercial Facilities uses will be for purposes similar to other commercial developments in the Las Vegas metropolitan area and if such uses are Compatible Uses (defined below) and not Incompatible Uses (defined below), they are deemed approved by CDR. CDR, however, retains the sole right to determine if a use is compatible with Airport operations. Notwithstanding the above (or any other language in this Agreement) to the contrary, the uses set forth in Exhibit "E" attached hereto and incorporated herein shall be deemed approved by CDR as Compatible Uses.
1.4.2 Neither Company nor County shall have the right to erect (or cause or permit any third party to erect) billboards (whether for commercial or non-commercial purposes) on the Premises.
1.4.3 Company also agrees that use of the Premises is conditioned upon Company's agreement that it will not develop the Premises and/or adjoining or surrounding properties in a manner that County may find objectionable to Airport and/or Aircraft operations. CDR, however, retains the sole right to determine, in its reasonable discretion, if the uses are Incompatible Uses or Compatible Uses, as defined below:
1.4.3.1 Incompatible Uses: The term "Incompatible Uses" means uses
which potentially expose persons to elevated levels of Aircraft
generated noise or to areas identified as necessary to protect
the safe passage of Aircraft, or which have been determined by
the Federal Aviation Administration (the "FAA"), the Director of
the Department of Aviation, and/or the Airport Height Hazard
Board of Adjustment to be hazardous to or incompatible with air
navigation. Incompatible Uses include, but are not limited to:
rural estate uses, residential uses, single- family homes, mobile
homes, low density, medium density and high density housing,
apartments, group quarters, condominiums, time-sharing
apartments, condominium hotels or motels, townhouses, churches,
hospitals, care centers, nursing homes, schools, auditoriums and
concert halls, fraternity and sorority housing, recreational
vehicle parks, places of public assembly, amusement parks,
outdoor sports arenas, zoos, uses that may in the future be
accessory to or enhance any of the uses described above on
adjacent parcels, and uses intended to fulfill development and/or
zoning requirements for any of the uses described above on an
adjacent parcel (including, without limitation, open space,
parking and landscaping requirements). The fact that any of the
foregoing uses is permitted under the Clark County Code shall
have no bearing on whether they constitute an Incompatible Use
under this Restriction.
No "sexually oriented" business or "adult use," as defined in the Clark County Code (e.g. CCC 6.110, 6.140, 6.160, 6.170, 7.54, 30.08.030, and 30.44.010 and as amended from time to time), or
other laws, regulations and ordinances now in effect or hereinafter enacted that deal with such businesses and uses, shall be allowed upon any part of the Premises. No use for which a liquor or gaming license is required shall be allowed upon any part of the Premises without the written consent of County (refusal to consent to these uses is solely within the discretion of the Board of County Commissioners and does not need to be reasonable). Should County consent to a use involving a liquor or gaming license, Company shall pay all costs, including the cost of background investigations and attorney fees, relating to the licensing process. Notwithstanding the foregoing, CDR consents to liquor uses, subject to all normal and customary licensing procedures, in such restaurants as may be developed on the Premises.
1.4.3.2 Compatible Uses: The term "Compatible Uses," means land uses which are appropriate given the area's exposure to Aircraft overflight and noise, and the limitations on development necessary to preclude potential hazards to air navigation. Compatible Uses which may conform with the preceding definition include, but are not limited to, commercial uses such as office, warehousing, manufacturing, business, professional, and wholesale and retail, provided any occupied structure is constructed using noise attenuation construction techniques in compliance with FAA regulations as further outlined in Sections 1.4.3.3, 1.4.3.4 and 3.18 below; communication uses; transportation uses such as railroad, motor vehicle, rapid transit and street railway transportation; street and highway rights-of-way; utility rights-of way; parking; general dispersed recreation; golf courses; and drainage facilities.
1.4.3.3 Avigation Easement: Company hereby grants and conveys to County a perpetual and assignable right-of-way and easement for the free and unobstructed passage of all Aircraft,. regardless of the owner or operator of such, in, through, and across all of the airspace above the Premises (including the Commercial Facilities constructed thereon) subject to such rights, terms, and conditions as contained herein. For purposes of this Agreement, "Aircraft" is defined as any contrivance now known or hereafter invented, used, or designed for navigation of or flight in the air or space, regardless of the form of propulsion which powers said Aircraft in flight.
County, its successors in interest and assigns, for the use and benefit of Aircraft owners, operators and the general public, shall have the continuing right to cause or allow in all of the airspace above the surface of the Premises such noise, fumes, vibrations, dust, fuel, particles and all other effects that may be caused by or
result from the operation of Aircraft, whether or not said Aircraft over fly or intrude into the airspace above the Premises.
County reserves unto itself, its successors and assigns, for the use and benefit of Aircraft owners, operators and the general public, a right of flight for the passage of Aircraft in the airspace above the Premises (including the Commercial Facilities constructed thereon), together with the right to cause in said airspace such noise as may be inherent in the operation of Aircraft, now known or hereafter used; for navigation of or flight in said airspace, and for use of said airspace for landing at, taking off from or operating at the facilities now known as, or any future name or common reference that may be promulgated, adopted or referred to, McCarran International Airport, Nellis Air Force Base, North Las Vegas Airport, Overton Airport, Indian Springs Air. Force Base, Henderson Executive Airport, Laughlin/Bullhead Airport, Searchlight Airport, Mesquite Airport, Boulder City Airport, and Jean Airport; or any-and all. future facility or facilities developed in the Ivanpah Valley, Pahrump Valley, and in the vicinity of the City of Mesquite (the "Airports").
Company covenants and agrees not to allow any improvement to become constructed. on the Premises which is, will be or has been erected to a height and does extend into the airspace where, upon making application of a FAA form 7460-1 if required, the FAA determines such improvement to- be an obstruction and/or hazard to air navigation pursuant to the rules and regulations of the FAA under Code of Federal Regulations ("CFR") Title 14, Chapter I, Part 77 ("Part 77"). Should the FAA determine such proposed, erected, or grown improvement to be an obstruction and/or hazard to air navigation, the improvement is to be removed, demolished, and/or lowered to a height which the FAA determines not to be an obstruction and/or hazard to air navigation, and until such compliance is determined by the FAA, Company shall not be granted a permit under. Clark County Code Chapter 20 and Chapter 30, including but not limited to Section 20.13 and Section 30.48 Part B "Airport Airspace Overlay District" as amended, or any similar federal state, or local regulation which may hereinafter be enacted in total or in part:
Company covenants and agrees not to allow any vegetation to be planted or grown on. the Premises which is, will be or has been grown to a height and does extend into the airspace where, upon making application of a FAA form 7460-I if required, the FAA determines such vegetation to be an obstruction and/or hazard to air navigation pursuant to the rules and regulations of the FAA under Part 77. Should FAA determine such proposed or grown
vegetation to be an obstruction and/or hazard to air navigation, the vegetation is to be removed, trimmed, and/or lowered to a height -which the FAA determines not to be an obstruction and/or hazard to air navigation, and until such compliance is determined by the FAA, Company shall not be granted a permit under Clark County Code Chapter 20 and Chapter 30, including but not limited to Section 20.13 and Section 30.48 Part B "Airport Airspace Overlay District" as amended, or any similar federal state, or local regulation which may hereinafter be enacted in total or in part.
Company shall, prior to 1) construction of any applicable improvement; 2) planting any applicable vegetation; or 3) at such time as any vegetation is grown to a height on the Premises that meets or exceeds the notification requirements of Part 77; file notice with the FAA in accordance with the requirements of Part 77 as applied to the Airports via FAA form 7460-1, as amended, or any similar regulations which may hereinafter be enacted and, where required by the Clark County Code, receive either a Director's Permit from the Department of Aviation or a Director's Permit Variance from County's Airport Hazard Area Board of Adjustment.
Company, in addition to all rights, terms, and conditions contained herein, expressly acknowledges and consents to the right of Aircraft flight set forth in Title 49 United States Code ("USC") Section 40102(a)(30), 49 USC Section 40103(a)(2), Title 14 CFR, Chapter I, Part 91., Part 101, and Part 103 as amended, including but not limited to 14 CFR Part 91.119, or any similar statute or regulation which may hereinafter be enacted in total or in part, and Nevada Revised Statute ("NRS") Chapters, including but not limited to, NRS 493.030, NRS 493.040 and NRS 493.050, as amended, or any similar regulation or statute which may hereinafter be enacted in total or in part, as may be undertaken by Aircraft arriving to or departing from the Airports.
1.4.3.4 Waiver: Company, its successors, assigns, licensees, invitees, and tenants, hereby waive, remise, and release any right, claim, or cause of action which they may now have or may have in the future against County, and its officers and employees, or operators or users, and their officers, directors, employees, and agents, of the above described Airports, for losses or psychological or physical effects on account of or arising out of noise, vibrations, fumes, dust, fuel, particles and all other effects that may be caused or may have been caused by the operation of Aircraft landing at, taking off from, or operating at or on the Airports, or in or near the airspace above the Premises. Company, its successors, assigns, licensees, invitees, and tenants specifically waives any and all claims,
including a claim that the easement is burdened by increases in noise, fumes, vibrations, dust, fuel, particles, or any other effects that may be caused by or result from the operation of Aircraft; changes in the type or frequency of Aircraft operations, the airport layout, or flight patterns; or increases in nighttime operations.
Further, Company, its successors, assigns, licensees, invitees, and tenants, hereby waive, remise, and release any right, claim, or cause of action as to use and/or regulation of all airspace more than fifty (50) feet above the finished grade of the Premises (more than forty (40) feet above the finished grade will require Airport and CDR written approval), except as may be granted by County.
The above grant of Avigation Easement and Waiver do not require the removal of an improvement or vegetation in the condition existing on the Premises as of-the date of this Agreement.
Company expressly agrees for itself, its successors and assigns, to:
a. Submit to County plans showing exterior building finishes, including but not limited to glass surfaces and exterior lighting, which potentially may make it difficult for Aircraft pilots to distinguish, between- airport lights and other lights; produce glare or reflection which would impair Aircraft pilots landing or taking off at the Airport, impair visibility in the vicinity of the Airport, or otherwise endanger the landing, take off, or maneuvering of Aircraft; and shall not install the same without receiving a Director's Permit from the Department of Aviation or a variance from County's Airport Height Hazard Board of Adjustment. Company shall not use, permit, or suffer the use of the Premises in such manner a5 to create electrical interference with radio communication to or from any Aircraft or between any airport installation or navigational aid (NAVAID) and any Aircraft.
b. Not authorize the construction of any facility or improvement on the Premises, which attracts or results in the concentration of birds or other wildlife which would interfere with the safe operation of Aircraft in flight.
c. Use construction practices and materials to achieve an exterior to interior noise level reduction sufficient to-achieve a maximum 40 decibel Day-Night Level (DNL 40 dB) interior noise level in any permanent structures, based on Aircraft noise contours shown on the McCarran International Airport Environs Overlay District Map, prepared by the Department of Aviation and dated April 16, 1998, or on a subsequent version of said map(s) as may be updated from time to time by the Department of Aviation (Airport Environs Map). Land, buildings, and structures shall be deemed to be impacted by the specific noise contours that cross them as shown on the Airport Environs Maps. Where a building is or would be
impacted by one or more noise contours, the entire building shall be considered to be within the most restrictive noise contour.
1.5 STANDARDS OF OPERATION
1.5.1 Company will develop and cause to be constructed Commercial Facilities in accordance with - plans and specifications prepared by Company and approved by CDR in order to provide a first-class commercial facility operation for use by its Sublessees or Tenants.
1.5.2 Company may enter into a standard form Sublease (attached as Exhibit "F' hereto and made a part hereof), which has been approved by CDR, with Sublessees or Tenants. With CDR's approval, an entirely new form of standard form. Sublease may be adopted for use by Company from time to time.
1.5.2.1 Consistent with Section 2.2.1.4 below, Company must obtain the written approval of CDR for any materially adverse change to the standard form Sublease.
1.5.2.2 All Subleases must be for those uses permitted in Section I.4 (entitled USE OF PREMISES) above, and must incorporate by reference all applicable provisions of this Agreement (as reasonably determined by Company) to ensure every Sublessee's operations and conduct are in compliance with such applicable provisions of this Agreement.
1.5.3 Company will provide County with a copy of any rules, regulations or other standards of operation developed by Company and distributed to Sublessees and Tenants.
1.6 BUDGET APPROVAL
1.6.1 A written budget for each calendar year during the term of this Agreement will be prepared for all expenses related to the use, maintenance and operation of the Premises, including, without limitation, maintenance, operation, administration, leasing and other fees and expenses of any nature as follows:
1.6.1.1 On or within thirty (30) days following substantial completion of the Commercial Facilities, Company and CDR will agree upon an initial budget to cover the period from the Effective Date until December 31 of the year in which the Effective Date falls.
1.6.1.2 By October 15, annually, Company will prepare and submit to CDR a written budget for the following calendar year.
1.6.1.3 Within fourteen (14) days of receipt of the proposed budget, CDR will review and approve or disapprove the proposed budget submitted by Company.
1.6.1.3.1 If disapproved on reasonable grounds, CDR will inform Company in writing of its disapproval, describing the disapproved provisions of the proposed budget, or requesting further clarification of the budget elements. Company will respond Within fourteen (14) days with clarification of the budget elements or with a modified written budget, which is reasonably satisfactory to CDR. The Participating Parties agree to negotiate in good faith to resolve any conflicting issues that may arise. If CDR fails to timely respond, the proposed budget will be deemed approved and will become an Approved Budget.
1.6.1.3.2 If, however, the Participating Parties cannot agree upon the elements contained in the proposed budget or if, during the term of the following year, the parties cannot agree upon the interpretation of the intent of the Approved Budget, a neutral third party will be selected by CDR to arbitrate the disputed terms.
1.6.1.3.2.1 If, however, Company does not accept the neutral third party selected by CDR, Company will be allowed to select a second neutral party. The two selected parties will then select a third neutral party and the three together will arbitrate the disputed terms. County agrees that Company may operate under the prior year Approved Budget until the dispute is resolved. All neutral parties shall have at least five (5) years experience in commercial real estate matters and must be attorney(s) certified by the Nevada Court Annexed Arbitration Program.
1.6.1.3.2.2 CDR and Company agree to be bound by the decisions reached by the selected arbitrator. The Participating Parties will cause the arbitrator to make a determination within fourteen (14) days following submittal.
1.6.1.3.2.3 The Participating Parties agree that each party will bear its own costs and expenses incurred for attorney's fees, preparation and presentation costs for the arbitration process. The Participating Parties will share the cost of any third arbitrator.
1.6.1.4 The agreed upon budget will be deemed the Approved Budget for the applicable calendar year. Until a budget has been approved, the prior year's budget will be used.
1.6.2 Company will be entitled to expend funds in accordance with the Approved Budget during the applicable calendar year. In the event Company is over-budget on a particular line item, Company may reallocate excess funds from one line item to another line item, except that any salary line item reallocations must be approved by CDR. Any expenses not covered by the Approved Budget are subject to the reasonable written approval of CDR. In the event of emergency, Company may immediately take action necessary to complete repair and any expenses incurred by Company will be shared in accordance with the provisions of Section 1.7 (entitled RENTALS AND FEES) below.
1.7 RENTALS AND FEES
Rentals and fees for the operation of the Commercial Facilities will be as follows:
1.7.1 As soon as practicable following the Approval Date, Company, at its election, will obtain financing for the Commercial Facilities in accordance with the, terms and conditions of Section 2.19 (entitled FINANCING) of this Agreement. Rentals and fees will be subject to such financing and completion, of the Commercial Facilities as follows:
1.7.1.1 The Participating Parties acknowledge that Company may be required to make an equity contribution to fund the difference between total Project Costs and the amount of financing obtained by Company.
1.7.1.2 Following completion of the Commercial Facilities and once the
Net Revenue from the Commercial Facilities is available, such Net
Revenue will be applied to Company's equity contribution, if
applicable, until such time as the amount is repaid in full
together with interest at the rate of eleven percent (11%) per
annum. Company will furnish documentation satisfactory to CDR
showing the Total Revenues received from the Commercial
Facilities and the payments applied to the equity contribution
amount. Company shall not finance more than thirty percent (30%)
of Pro Forma Development Costs with its equity. Notwithstanding
the prior sentence to the contrary, if, following Company's
reasonable efforts to obtain loans requiring not more than thirty
percent (30%) equity, Company is unable to obtain such loans (on
reasonable and customary terms), then, Company will be allowed to
increase its equity contribution to such amounts required by its
Lenders. Except as otherwise agreed by County, any amount in
excess of thirty percent (30%) that is self-financed will be
repaid with interest at a rate equal to the applicable loan rate
(whether construction or permanent loan) plus one hundred fifty
(150) basis points per annum, not to exceed eleven percent (11%)
per annum.
1.7.1.3 The Participating Parties will acknowledge the date the equity contribution is paid in full by written notice from Company and acknowledgment by CDR.
1.7.1.4 In the event of default by Company and the subsequent
foreclosure and sale of the leasehold interest to an Assignee as
provided in Section 2.19 (entitled FINANCING) below, and assuming
County declines the right to assume the Loan (as provided in
Section 2.19.11 below), the above defined rentals will be abated
as described in Section 2.19.11.2 below. Following satisfaction
of the Loan obligation owed to an Assignee of Lender, payment to
County of the rentals and fees as described in this Section 1.7
will resume.
1.7.1.5 Any additional capital required to be contributed for operation of the Property, following completion of construction of the Initial Improvements shall be contributed by Company, as an additional equity contribution, provided such capital is required to pay obligations arising under either an Approved Budget or a Sublease, or reasonably required to remedy an unforeseen situation. Any such equity contribution shall be repaid as described in Section 1.7.1.2 above.
1.7.1.6 Company recognizes that the Premises are within the boundary of the Cooperative Management Area and that this Agreement is subject to the provisions of the SNPLMA, and that County is required by the SNPLMA to receive "fair market value" for all leases on land within the Cooperative Management Area. The Parties agree and acknowledge that they have negotiated this Agreement to be a fair market lease. If it is determined by a court of competent jurisdiction that any of the terms and conditions of this Agreement violate the SNPLMA, then Company agrees to renegotiate in good faith the applicable terms of this Agreement with County, consistent with the provisions of Section 4.6 below.
1.7.2 Upon the date Company's and County's equity contributions (if applicable) are paid in full, with interest, as described in Section 1.7.1.2 above, the rental for the Premises will consist of County's share of Net Revenue, as defined in Section 1.1 22 of this Agreement, calculated as follows:
Total Revenue
Less: Debt Service
Actual expenses authorized in the. Approved Budget, including the cost of any Maintenance and Operations, development fees, leasing commissions,
capital market fees, or other Project Costs approved by
CDR
Capital Improvement Expenditures
Management Fees
Reasonable reserves for Maintenance and Operations and capital improvements, or any other reserve required by any Lender under any approved financing
Equals: Net Revenue (available cash)
Distribution 50% to County of Net Revenue: 50% to Company
1.7.3 On or before the twenty-fifth (25th) of each month, Company will submit a statement depicting Total Revenue received for the preceding month and allowable deductions for the Net Revenue calculation. A check for County's fifty percent (50%) share of Net Revenue will be submitted with such report.
1.7.4 Company will make all payments by check made payable to the Clark County Department of Aviation and deliver or mail said payments to County at McCarron International Airport, P.O. Box 11005, Las Vegas, Nevada 89111-1005 or to such other place as County may direct Company in writing:
1.7.5 In the event any required payment is not made by Company to County as required and remains unpaid for a period of thirty (30) days or more, County will be entitled to, and Company will pay to County, interest at the rate of eleven percent (11%) per annum on all amounts unpaid and which remain unpaid thirty (30) days past the due date. However, the County will not be prevented from terminating this Agreement for default of payments of rents, fees, or charges or from enforcing any other provisions contained herein or implied by law.
1.7.6 On or prior to April 30, annually, during the term of this Agreement or any extension thereof and within ninety (90) days after the expiration of the term of this Agreement, Company will provide County with a statement showing the entire preceding year's business operations, including revenue and expenses, which will be prepared in accordance with sound accounting principles. Such statement is to be prepared by Company's Certified Public Accountant and contain a written opinion as to whether the gross revenues and distribution of Net Revenue has been made in accordance with the provisions of this Agreement Should such statements show that the amount paid during the period of review was less than that which was due, Company will immediately remit the additional amount to County. Should such statement show that Company paid County more than was due, after review and verification by CDR a credit will be issued to be applied against future Net Revenue, except that if such should be the case at the
end of the last month of this Agreement, County will refund the overpayment to Company.
1.7.7 Subject to the extension rights set forth in Section 1.10.3.1 below, if the Initial Improvements are not completed by the first day of the thirty-sixth (36th) month following the Approval Date, then Company will pay flat ground rent equal to the then fair market ground rent for unimproved real estate which is: (a) subject to the same rights and interests encumbering the Premises, and (b) at this location. Such payment of flat ground rent shall continue only until the completion of the Initial Improvements.
1.8 RECORDS AND AUDIT
1.8.1 Within forty-eight (48) hours of request by County, Company agrees to provide at a location in the metropolitan area of Las Vegas, Nevada, accurate books, records, and accounts of all revenues received from Company's business authorized under this Agreement. Company further agrees to make such books, records and accounts available at any time, Monday through Friday (excluding holidays), 9:00 a.m. to 5:00 p.m. for the inspection of CDR, or such agents, employees or accountants as he/she may designate for at least a six (6) year period following the end of each annual period of this Agreement. In the event that County detects error(s) in fees in favor of County by a greater margin of one percent (1%) during such inspection, the cost of the inspection shall be borne by Company.
1.8.2 County will, at any time, have the right to cause an audit of the business of Company to be made by a Certified Public Accountant of County's selection and if the financial statements previously made to County by Company will be found to be intentionally understated in any respect or to be understated (either intentionally or unintentionally) by a greater margin of one percent (1%) of Company's Total Revenue for the period of review, then Company will immediately pay to County the reasonable cost of such audit, as well as the additional payments shown to be payable to County by Company. Otherwise, the cost of the audit will be paid by County.
1.9 IMPROVEMENTS, MAINTENANCE AND REPAIR BY COUNTY
1.9.1 County has no direct responsibility or obligation for any maintenance, repair or replacement 'of the leased Premises or improvements.
1.9.2 In connection with the Commercial Facilities, at any time and from time to time during the term of this Agreement, County agrees to, upon the written request of Company, assist Company in delivering such instruments as may be appropriate, necessary, required or desired by Company for the purpose of (a) the grant or dedication of any easement, right of way or other property right to any public entity or service corporation or for the development of the Premises, so long as such grant or dedication does not substantially impair the value of the County's fee interest in the real property underlying the Premises, or (b) the application to
any governmental authority for, or the obtaining of, approvals; consents, zoning changes, conditional uses, variances, subdivision maps or the like, in each instance for the purpose of providing adequate utility services to the Premises or of permitting Company to construct the Commercial Facilities on the Premises or make any alteration or addition to the Commercial Facilities, or (c) obtaining institutional construction and permanent financing, including such Estoppel Certificates, Subordination Agreements, and/or Non-Disturbance and Attornment Agreements, in customary form, as may be reasonably required by such Lenders.
1.10 IMPROVEMENTS, MAINTENANCE AND REPAIR BY COMPANY
1.10.1 In the operations of Company's activities within the Premises, Company will design, develop; construct, manage and maintain and repair the following:
1.10.1.1 All leasehold improvements, including but not limited to
grading, fencing, paving, lighting, roadways, parking lots,
drainage, structures, all applicable permits, zoning requirements
as required by Company for the operation of the Commercial
Facilities in the conduct of the business as authorized by
Section 1.4 (entitled USE OF PREMISES) of this Agreement.
Notwithstanding the assumption of any of these responsibilities
by a Sublessee, Company shall remain responsible to ensure all
leasehold improvements are completed in accordance with this
Agreement.
1.10.2 Commencement of construction of the Initial Improvements will be as soon as all approvals are obtained following the Approval Date of this Agreement.
1.10.2.1 If Company has not commenced construction by the nineteenth
(19'4) month after the Approval Date, it will be a material
breach of this Agreement and County will have the right of
termination as defined in Section 2.15 (entitled TERMINATION BY
COUNTY) of this Agreement. County agrees to give Company ninety
(90) days prior written notice before executing its right to
terminate this Agreement. County agrees not to exercise its right
to terminate until any Lender has been given its rights to cure
or foreclose on Company as provided in Section 2.19 (entitled
FINANCING) of this Agreement.
1.10.3 Subject to Section 1.10.3.1 below, the dare of completion of the Initial Improvements. will be on or before the first (1st) day of the thirty-sixth (36th) month following the Approval Date.
1.10.3.1 In the event the Initial Improvements are not completed within such thirty-six (36) months due to circumstances beyond the control of Company, County, through its CDR, may extend the completion of the Initial Improvements deadline for a period not to exceed six (6) months. In no event, however, will the extension
period be longer than the commensurate time affected by the circumstances beyond the control of Company.
1.10.3.2 Should the deadline for completion of the Initial
Improvements not be extended as provided above or if the Initial
Improvements are not completed by the time frame allowed in such
extension, County may declare this failure to perform a material
breach of this Agreement and County will have the right to
terminate set forth in Section 2.15 (entitled TERMINATION BY
COUNTY) of this Agreement. County agrees to give Company ninety
(90) days prior written notice before executing its right to
terminate this Agreement. County agrees not to exercise its right
to terminate until any Lender has been given its rights to cure
or foreclose on Company as provided in Section 2.19 (entitled
FINANCING) below.
1.10.3.3 If, at the end of such thirty-six (36) months (as such period may be extended as provided above), Company has not completed the Initial Improvements proposed for the Premises, then Company forfeits any rights to lease and develop the remaining undeveloped portion of the Premises (the "Undeveloped Portion"). Upon ninety (90) days written notice to Company of its intent, County will have the right to enter and occupy the Undeveloped Portion. County agrees not to exercise this right until any Lender has been given its rights to cure Company's default under this Agreement or foreclose its mortgage or deed of trust, as provided in Section 2.19 (entitled FINANCING) of this Agreement. A modified Exhibit "D," excluding the Undeveloped Portion, will then be prepared by Airport Engineering and verified by an exchange of correspondence. Such modified Exhibit "D" will be attached hereto and made a part hereof in replacement of the current Exhibit "D" to this Agreement.
1.10.4 Company will construct and install the following, each of which will be considered a Project Cost:
1.10.4.1 Underground utility lines and connections. Company's expense will include all connection fees or all other fees.
1.10.4.2 All leasehold improvements including, but not limited to, grading, fencing, paving, lighting, roadways, parking lots, drainage and structures which are required by Company in its conduct of business as authorized under Section 1.4 (entitled USE OF PREMISES) below.
1.10.5 Maintenance is understood and agreed to include all janitorial services and requirements and daily routine Premises cleanup, and all dust mitigation requirements.
1.10.6 All improvements or alterations by Company will be in accordance with the Clark County Code and all other applicable governmental rules and regulations. The shell drawings for the Initial Improvements are also subject to the prior written approval of CDR; if requested by CDR. In the event of a default hereunder by Company, Company will provide County copies of all the following documents which are in Company's possession: as-built drawings of all improvements, along with a certification of construction costs for all permanent improvements.
1.10.7 During the term or any extension of this Agreement, Company may, as a Project Cost with -prior written approval of CDR, add to or alter the Initial Improvements at any time subject to the applicable provisions of this Section 1.10. Any such addition or alteration will be performed in a workmanlike manner in accordance with all applicable governmental regulations and requirements and will not weaken or impair the structural strength or reduce the value of the Premises or improvements thereon.
1.10.8 Company will be responsible as a Maintenance and Operation expense for the removal and disposal of garbage, debris, contaminants and any other waste material (whether solid or liquid) arising out of its occupancy of the leased Premises or out of its operation. Such removal will conform with all governmental requirements and regulations as more fully described hereinafter in Section 3.22 (entitled ENVIRONMENTAL POLICY) below.
1.10.9 Should Company fail to perform its maintenance and repair responsibilities, County may, but is not obligated to, provide maintenance and make repairs thereon and thereto, upon thirty (30) days prior written notice of its intent to do so; except in case of emergency for which no notice is necessary. Company shall reimburse County for any such reasonable amounts as billed, plus a ten percent (10%) administrative fee. Company may then charge such costs to the project as a maintenance expense.
1.10.10 In addition to this Agreement, County may enter into other ground lease agreements on substantially similar terms with affiliates of Company (the "Company Affiliates") for the development of other real property owned or controlled by County on or in the vicinity of the Airport (the "Related Lease Agreements"). Notwithstanding any language to the contrary contained in this Agreement, Company may, with CDR's prior written consent, alter the boundary lines of the Premises under this Agreement, and under the Related Lease Agreements, and reorder the sequence and timing of the commencement of construction of the Commercial Facilities under this Agreement and under the Related Lease Agreements; provided, however, that in no event shall such altering and/or reordering excuse Company or any of the Company Affiliates
from fulfilling their obligations under this Agreement or under the Related Lease Agreements.
1.10.11 The Company shall submit a site plan ("Site Plan") for the proposed Premises, including all areas that have previously been the subject of an exercise of the lease option granted in the Lease Option Agreement, to the CDR no later than the final Approval Date of this Agreement by the Board of County Commissioners. In addition, Company shall submit an updated Site Plan in connection with any proposed amendment to this Agreement.
1.11 CONSTRUCTION STANDARDS, RULES AND REGULATIONS
All Initial Improvements by Company will be in accordance with the Clark County Code and all other applicable governmental rules and regulations.
Further, design and construction specifications and documents must be reviewed by County Department of Building and Zoning prior to the issuance of a building permit and will be subject to any statute, ordinance, rule or regulation of any other applicable governmental agency, department or authority whether Federal, State or local.
1.12 APPROVALS TO BE REASONABLY GIVEN
It is understood and agreed that all provisions of this Agreement which require approval by or the consent of the County or CDR, except those that are specifically noted as "sole" discretion (which still require responses in a timely manner), will receive timely response and such approvals or consents will not be unreasonably withheld, conditioned or delayed.
ARTICLE II
2.1 ASSIGNMENT
2.1.1 Company will not assign its rights or duties hereunder or any estate
created hereunder, in whole or in part, except with the prior written
consent of County. County agrees to provide such consent if the
proposed Assignee presented is a "proper and fit" person or entity,
which means one having (1) demonstrated experience in the management
of comparable commercial real estate properties (i.e., at least five
(5) years of such management experience or a contractual relationship
with a manager with such minimum experience), and (2) financial
resources sufficient, in County's reasonable business judgment, to be
financially secure to perform Company's obligations hereunder (i.e.,
having a net worth of at least Two Million Dollars ($2,000,000) as
increased annually according. to the percentage increase during the
preceding year in the Consumer Price index for all urban wage earners
and clerical workers [CPI-W] U.S. average all items prepared by the
Bureau of Labor Statistics of the United States Department of Labor,
with such increase not to exceed four percent (4%)). Further, any such
assignment will be specifically subject to all provisions of this
Agreement Except as provided below in this Section 2.1.1, any
assignment by Company without County's
consent is void. Notwithstanding the above, if the proposed Assignee is an institutional investor having a net worth of at least Twenty Million Dollars ($20,000,000) or an entity owned or controlled, directly or indirectly, by such an institutional investor, no prior written consent of County is required, but County shall be provided written notice of any such assignment within thirty (30).days following its effective date.
2.1.1.1 Any voluntary transfer of fifty percent (50%) or more of Company's equity interest will be deemed an assignment.
2.1.1.2 Before any assignment will become effective, the Assignee will, by written instrument, assume and agree to be bound by the terms and conditions of this Agreement during the remainder of the term thereafter. When seeking consent to an assignment hereunder, Company will submit a copy of the document or instrument of assignment to County. Any assignment will not release Company from its obligations under this Agreement arising prior to the date of assignment.
2.1.1.3 Any transfers by the equity owners of Company or the equity
owners of the equity owners of Company to each other or to other
related parties for estate planning purposes will not be
considered an assignment hereunder. For purposes of this Section
2.1 (entitled ASSIGNMENT), "related parties" shall mean, in the
case of individuals, any persons related by blood or marriage
within the second degree of consanguinity, and in the case of
legal entities, entities that control, are controlled by or are
under common control with each other. Company shall notify CDR,
in writing, of any such actions.
2.2 SUBLEASING
Company Will not sublease, rent to, or permit any persons, firms or corporations to occupy any part of the leased Premises without having first complied with the following terms and conditions:
2.2.1 Any arrangements must be in the form of a written instrument and must be specifically for purposes and uses of the Premises as authorized under this Agreement and subject to the provisions of this Agreement.
2.2.1.1 Consistent with Section 1.5.2 above, all Subleases are to be entered into using the standard form agreement approved by CDR; provided, however, that in the course of negotiating the final terms of a particular Sublease, Company may make commercially reasonable revisions and modifications to the standard form agreement as required to consummate the transaction, subject to the terms of Section 2.2.1.4 below.
2.2.1.2 Any arrangements for the leasing of space which are not based on the use of the standard form agreement approved in accordance with Section 1.12 above must receive the prior written approval of CDR.
2.2.1.3 All license agreements of Company shall be entered into using a standard form of license agreement approved by-County; provided, however, that in the course of negotiating the final-terms of a particular license agreement, Company may make commercially reasonable revisions and modifications to the approved form of agreement as required to consummate the transaction, subject to the terms of Section 22.1.4 below.
2.2.1.4 CDR must approve any materially adverse change to the standard
form of Sublease or license agreement. For purposes of this
Section 2.2.1.4, the term "materially adverse change" shall mean
any change to the form of Sublease attached hereto (or the
approved form of license agreement) that would amend those
provisions (a) dealing with the obligations of a Sublessee (or
licensee) to comply with the pertinent provisions of this
Agreement, or (b) which incorporate by reference any of the terms
and provisions of this Agreement.
2.2.2 All Subleases and license agreements of Company will be subject to all terms and conditions of this Agreement.
2.3 ATTORNMENT
2.3.1 In the event Company ceases to be a party to this Agreement and perform its obligations hereunder to County, other than by a transfer of interest and novation approved in writing by County, all Sublessees will recognize County as the successor to Company, and render performance hereunder to County as if the Sublease were executed directly between County and the Sublessees; provided, however, County agrees that so long as Sublessees are not in default, County agrees to provide quiet enjoyment to the Sublessees and County agrees to be bound by all of the terms and conditions of such Sublease. County shall execute a separate Subordination, Non-Disturbance and Attornment Agreement if so required by any Sublessee.
2.3.2 All Subleases of Company will provide that:
If by reason of a default on the part of Company as lessee in the performance of the terms of the provisions of the underlying Agreement, the underlying Agreement and the leasehold estate of Company as lessee thereunder is terminated by summary proceedings or otherwise in accordance with the terms of the underlying Agreement, all Sublessees will attorn to County and recognize County as lessor, provided, however, County agrees that so long as such
Sublessees are not in default, County agrees to provide quiet enjoyment to the Sublessees and to be bound by all the terms and conditions of such Sublease.
2.3.3 In the event this Agreement is terminated for any reason, all Sublessees will be liable to County for their payment of rents and fees.
2.4 SUCCESSORS AND ASSIGNS
All covenants and conditions of this Agreement will extend to and bind the legal representatives, successors and assigns of the respective parties hereto and all agreements with Assignees will include all provisions contained in this Agreement.
2.5 CONTROL OF PERSONNEL
Company will, in and about the leased Premises, exercise reasonable control over the conduct, demeanor and appearance of its employees, agents and representatives and the conduct of its contractors and suppliers. Upon objection from CDR to Company concerning the conduct, demeanor or appearance of such persons, Company will, within a reasonable time, remedy the cause of the objection.
2.6 SIGNS AND/OR WORKS OF ART
2.6.1 Company will not erect, install, operate, nor cause or permit to. be erected, installed, or operated upon Airport property (other than the Premises), any signs or other similar advertising devices for its own business.
2.6.2 Any identifying signs erected, installed, operated or attached to the leased Premises will require the prior written approval of CDR, which will not be unreasonably withheld. Such approval may consider and provide conditions concerning factors including, but not limited to, size, type, content, and method of installation.
2.6.3 Company will not commission, install or display any work of art without the prior written approval of CDR and without a full written waiver by the artist of all rights under the Visual Arts Rights Act of 1990, 17 U.S.C. Sections 106A and 113.
2.7 ENTRY AND INSPECTION OF PREMISES
County, its authorized officers, employees, agents, contractors, subcontractors or other representatives will have the right to enter upon the Premises for the following reasons by providing at least two (2) business days prior written notice and while accompanied by a representative of Company (except in an emergency, in which case County will provide concurrent or reasonable subsequent notice specifying the nature of the emergency and the need for immediate entry).
2.7.1 To inspect at reasonable intervals during regular business hours (or any time in case of emergency) to determine whether Company has complied and is complying with the terms and conditions of this Agreement.
2.7.2 For the purpose of inspecting the Premises and for fulfilling County's obligations hereunder, provided however, that such entry will be at such times and in such manner as to not unreasonably interfere with the operations of Company or its Sublessees. County may, however, enter at any time for emergency repairs or maintenance without responsibility to Company for loss of business.
No such entry by or on behalf of County upon the Premises will cause or constitute a termination of this Agreement nor be deemed to constitute an interference with the possession thereof nor constitute a revocation of or interference with any of Company's rights in respect thereof for exclusive use of the Leased Premises.
The inspections contemplated by the parties to this Agreement, pursuant to this Section, are for the sole benefit of the parties. No benefit to any third party is contemplated nor intended.
2.8 INTENTION OF PARTIES
This Agreement is intended solely for the benefit of County and Company and is not intended to benefit, either directly or indirectly, any third party or member(s) of the public at large, except for those provisions of this Agreement specifically applicable to and for the benefit of a Lender. Any work done or inspection of the Premises by County is solely for the benefit of County and Company.
2.9 LIENS
Company shall prepare for County, in a manner required by law, a Notice of Non-Responsibility. Company shall post in a conspicuous location on the Premises a Notice of Non-Responsibility for the benefit of County. Company will cause to be removed any and all liens of any nature including, but not limited to, tax liens and liens arising out of or because of any construction or installation performed by or on behalf of Company or any of its contractors or subcontractors upon Company's leased Premises or arising out of or because of the performance of any work or labor to it or them at the Premises or the furnishing of any materials to it or them for use at the Premises. Should any such lien be made or filed, Company will bond against or discharge the same within thirty (30) days after written request by CDR. The cost of bonding against or discharging any Liens relating to construction or installation of Commercial Facilities shall be a Project Cost.
Should Company or any Sublessee cause any improvements to the Premises, Company shall cause any contract with any contractor, designer, or other person providing work, labor, or materials to the Premises to include the following clause:
Contractor agrees on behalf of itself, its subcontractors, suppliers and consultants and their employees that there is no legal right to file a lien upon County-owned
property and will not file a mechanic's lien or otherwise assert any claim against County's real estate or any County's leasehold interest on account of any work done, labor performed or materials furnished under this contract. Contractor agrees to indemnify, defend and hold the County and Company harmless from any liens filed upon the County's property and County's leasehold interest and shall promptly take all necessary legal action to ensure the removal of any such lien at Contractor's sole cost.
2.10 TAXES, LICENSES AND PERMITS
Company will promptly, as a Project Cost, pay all taxes, excises, license fees and permit fees of whatever nature applicable to its operation and lease of Premises hereunder, including any real property taxes. Company shall not be responsible for any of County's franchise, inheritance, income or other tax levied on County or County's right to receive income from the Premises. Company may elect, however, at its own cost and expense to contest any such tax, excise, levy or assessment. Company will keep current municipal, state or local licenses or permits required for the conduct of its business.
2.11 INDEMNITY
Company agrees to indemnify and hold County forever harmless from and against all liability, loss, demand, judgments or other expense (including, but not limited to, defense costs, expenses and reasonable attorney fees) imposed upon County by reason of injuries or death of persons (including wrongful death) and damages to property caused during and because of Company's use or occupancy of Airport property or the leased Premises or any actions or non-actions of Company, its officers, employees, agents, or other representatives, including movement of vehicles, provided, however, that such indemnity will not apply as to any negligent act or omission of County, its employees, agents or representatives.
2.12 INSURANCE AND BONDS
2.12.1 Bonds
2.12.1.1 County shall waive the requirement for Company's general contractor to furnish Bonds unless County provides reasonable evidence that such. general contractor(s) does not possess the financial ability or experience/reputation to complete the faithful performance of the construction of the tenant improvements or installation of equipment. Otherwise, Company will require its general contractor to furnish Bonds covering the faithful performance of the construction of the tenant improvements or installation of equipment, payment of all obligations arising thereunder to take effect upon completion of the project, in such a form and amount as CDR may approve. Bonds may be secured through the Contractor's usual sources provided the Surety is authorized and licensed to do business in the State of Nevada.
Company will be allowed to name any Lender as an additional obligee under any such bond.
2.12.1.2 If required by Section 2.12.1.1 above, prior to execution of a construction contract, and not later than ten (10) calendar days after notification of award, Company will require its contractor to furnish the following Bonds to CDR:
a. Labor and Material Payment Bond in the amount of one hundred percent (100%) of the contract price.
b. Payment and Performance Bond in the amount of one hundred percent (100%) of the contract price.
CDR may waive or modify the requirements of this Section 2.12.1 upon written request by Company.
2.12.1.3 The Bonds referred to in Section 2.12.1.1 and 2.12.1.2 above will be written on the Payment and Performance Bond and Labor and Material Payment Bond forms approved by CDR.
2.12.1.4 Company will require its contractor to require the attorney-in-fact who executes the required Bonds on behalf of the Surety to affix thereto a certified and current copy of his power of attorney.
2.12.1.5 Any Labor and Material Payment Bond, Performance Bond, or Guaranty Bond prepared by a licensed nonresident agent must be countersigned by a resident agent as per the provisions of N.R.S. 680A.300.
2.12.2 Insurance
2.12.2.1 Prior to the commencement of any improvement or equipment installation on or about the Premises, Company will require that its construction contractor procure and maintain insurance for such construction and installation protecting both Company and County as well as the construction contractor. Such insurance will provide coverage and limits as are determined customary in the industry by CDR and Company. Such insurance will include, but is not limited to:
- General Liability on an "occurrence" basis only
- Automobile Liability
- Builder's Risk equal to the maximum probable loss covering the project and all materials and equipment.
2.12.2.2 Company's (or its Contractor's) insurance will be primary as respects County' and Company, their officers, employees and volunteers acting as agents of County (hereinafter referred to as "volunteers"). Any other coverage available to County, its officers, employees and volunteers will be excess over the insurance required by the contract and shall not contribute with in
2.12.2.3 Company will maintain worker's compensation in the amounts and form as required by the Nevada Industrial Insurance Act and the Nevada Occupational Diseases Act. Certificates evidencing the valid, effective' insurance policies will be provided to and kept on file with CDR.
2.12.2.4 Company will keep insured with responsible insurance underwriters any improvements constructed by it upon and within the leased Premises to the extent of not less than one hundred percent (100%) of the full replacement cost of such improvements using the "all risk" form of protection (or comparable coverage) as acceptable to CDR. Company will be responsible for insuring against any rental protection resulting in loss of income or extra expense to Company.
2.12.2.5 Company will obtain and keep in full force and effect a policy(s) of general liability on an "occurrence" basis only and not "claims made." The coverage must be provided either on ISO Commercial General Liability form, an ISO Broad Form Comprehensive General Liability form, or equivalent, approved by CDR and Company. Any exceptions to coverage must be fully disclosed on the required Certificate. If other than these forms are submitted as evidence of compliance, complete copies of such policy forms will be. submitted to CDR within ten (10) days after notice to Company. Policies must include, but need not be limited to, coverages for bodily injury, property damage, personal injury, Broad Form property damage, premises and operations, severability of interest, products and completed operations, contractual and independent contractors, with no exclusions of coverage for liability resulting from the hazards of explosion, collapse, and underground property damage.
Company will maintain limits of no less than One Million Dollars ($1,000,000) combined single limit per occurrence for bodily injury (including death), personal injury and property damage.
2.12.2.6 Company will furnish Automobile Liability coverage for claims for damage because of bodily injury or death of any person, or property damage arising out of the ownership, maintenance or use of any motor vehicles whether owned, hired or non-owned.
Company will maintain limits of no less than One Million Dollars ($1,000,000) combined single limit "per accident" for bodily injury and property damage.
2.12.2.7 All required insurance coverage as stated in this Section 2.12.2 will be evidenced by a current Certificate(s) of Insurance. Such Certificates will include, but will not be limited to, the following:
2.12.2.7.1 All Certificates. for each insurance policy are to be signed by a person authorized by that insurer and licensed by the State of Nevada.
2.12.2.7.2 Each insurance company's rating as shown in the latest Best's Key Rating Guide will be fully disclosed and entered on the required Certificates of Insurance. If the insurance company providing the coverage has a Best rating of less than A-NM, the adequacy of the insurance supplied by Company (or its contractor), including the rating and financial health of each insurance company providing coverage, is subject to the approval by CDR. Such approval will not be unreasonably withheld.
2.12.2.7.3 Company (or its contractor) will furnish renewal Certificates for the required insurance during the period of coverage required by this Agreement_ Company (or its contractor) will furnish renewal Certificates for the same minimum coverages as required in this Agreement. If such certificate(s) are not provided in a timely manner, CDR may declare Company (or its contractor) in default of its obligation under this paragraph, subject to the cure rights contained in Sections 2.15.2 and 2.19 below.
2.12.2.7.4 County, its officers, employees and volunteers must be covered as additional insureds with respect to liability arising out of the activities by or on behalf of the named insured in connection with this Agreement. All property insurance policies will contain a waiver of subrogation clause in favor of Clark County.
2.12.2.7.5 Each insurance policy supplied by Company (or its contractor) must be endorsed to provide that the amount of coverage afforded to County by the terms of this Agreement will not be suspended, voided, canceled or reduced in coverage or in limits except after thirty (30) days' prior written notice by mail.
2.12.2.7.6 Any deductible, as it relates to coverage provided under this Agreement, will be fully disclosed on the Certificates of Insurance. Any deductible provided will be reasonable and customary for this type of risk.
2.12.2.7.7 If aggregate limits are imposed on the insurance coverage, then the amounts of such limits must be not less than Two Million Dollars ($2,000,000) per occurrence or per accident. All aggregates must be fully disclosed and the amount entered on the required certificate of insurance. Company's insurer must notify CDR of any erosion of the aggregate limits. The "per occurrence" limits of insurance required herein must be maintained in full, irrespective of any erosion of aggregate. A modification of the aggregation limitation may be permitted if it is deemed necessary and approved by CDR and Company.
2.12.2.8 If Company fails to maintain any of the insurance coverages required herein, then County will have the option to declare Company in breach, subject to the cure rights contained in Sections 2.15.2 and 2.19 below, or CDR may purchase replacement insurance or pay the premiums that are due on existing policies in order that the required coverages may be maintained. Company is responsible for any expenses paid by County to maintain such insurance and County may collect the same from Company.
2.12.2.9 The insurance requirements specified herein do not relieve the Company (or its contractor) of its responsibility or limit the amount of its liability to the County or other persons and the Company is encouraged to purchase such additional insurance as it deems necessary.
2.12.2.10 Company (or its contractor) is responsible for and must remedy all damage or loss to any property, including property of County, caused in whole or in part by Company or its contractor, any subcontractor or anyone employed, directed or supervised by Company. Company is responsible for initiating, maintaining, and supervising all safety precautions and programs in connection with this Agreement.
2.12.2.11 The minimum insurance limits set forth in this Section 2.12.2 are sufficient as of the anticipated Approval Date. It is understood that due to the effect of inflation and/or other factors, it may be necessary for County to raise the minimum insurance limits to protect its interests. Company hereby agrees to maintain such insurance limits as may be reasonably required by County under the terms of this Agreement; provided, however, that any increases
in limits will not exceed the average increase within the insurance industry in the State of Nevada for comparable insurance coverage.
2.13 FIRE PROTECTION
From time to time and as often as reasonably required by County, Company will conduct appropriate tests of any fire extinguishing apparatus located on the Premises. Company or its Sublessees will keep in proper functioning order all fire fighting equipment located on the Premises.
2.14 DAMAGE AND DESTRUCTION
In the event of damage, destruction, or substantial loss which materially impairs Company's ability to operate or loss to any improvements constructed upon the Premises, by any cause, which damage, destruction or loss is not capable of being repaired within sixty (60) days, Company will have the option to terminate this Agreement- which option will be exercisable by written notice to County within ninety (90) days after the occurrence of such event. Any such termination by Company shall require the prior written consent of any Lender. In the event Company elects to terminate this Agreement based upon such damage, destruction, or substantial loss and Company or its employees or agents cause such damage, destruction or substantial loss to occur, Company will be liable for and will pay for all cleanup or demolition of the Premises necessary to make the Premises ready for repair, replacement, restoration or rebuilding which is not otherwise covered by insurance. In the event Company does not exercise such option, or in the event said damage, destruction or loss is capable of being repaired within sixty (60) days, then Company will promptly repair, replace, restore or rebuild said improvements.
2.15 TERMINATION BY COUNTY
2.15.1 Default by Company
Company will be considered in default as Lessee under this Agreement in the event of any one or more of the following occurrences:
2.15.1.1 The liquidation under federal bankruptcy statutes which causes the discontinuance of the fulfillment of any required provision of this Agreement by Company.
2.15.1.2 Company fails to pay the rental charges or other money payments required by this Agreement when the same are due and the continuance of such failure for a period of ten (10) days after written notice thereof from CDR to Company.
2.15.1.3 Company voluntarily abandons any of the Premises leased or assigned to it or discontinues the conduct and operation of its business at the Premises.
2.15.1.4 Company will be considered in default of this Agreement if Company fails to fulfill any of the other terms, covenants, or conditions set forth in this Agreement if such failure continues for a period of more than thirty (30) days unless cured as provided below.
2.15.2 Cure
Company will be considered in default of this Agreement if Company fails to fulfill any of the terms, covenants, or conditions set forth in this Agreement if such failure continues for a period of more than thirty (30) days (except failure to pay rental charges as described in 2.15.1.2 above) after delivery by CDR of a written notice of such breach or default, except if the fulfillment of its obligation requires activity over a period of time, and Company will have commenced in good faith to perform whatever may be required for fulfillment within ten (10) days after receipt of notice and continues such performance without interruption except for causes beyond its control.
2.15.3 Termination For Default By Company
Subject to the lender protection provisions of Section 2.19 (entitled
FINANCING) below, if default is made by Company as described in
Section 2.15.1 or 2.15.2 hereinabove, and such default is not cured as
provided in such sections, County may elect to terminate this
Agreement with thirty (30) days' written notice to Company.
2.15.3.1 If County elects to terminate this Agreement, it will in no way prejudice the right of action for rental arrearages owed by Company.
2.15.3.2 In the event of any termination for default by Company, County will have the right to enter upon the Premises and take possession of same. Redelivery and disposal of improvements will be as described in Section 2.18 (entitled REDELIVERY AND DISPOSAL OF IMPROVEMENTS AT TERMINATION) of this Agreement.
2.16 TERMINATION BY COMPANY
2.16.1 Default By County
County will be considered in default as lessor under this Agreement if County fails to fulfill any of the terms, covenants or conditions set forth in this Agreement if such failure shall continue for a period of more than thirty (30) days after delivery by Company of a written notice of such breach or default.
2.16.2 Cure
County will not, however, be considered in breach of this Agreement if the fulfillment of its obligation requires activity over a period of time and County has commenced in good faith to perform whatever may be required for fulfillment within ten (10) days after receipt of notice and continues such performance without interruption except for causes beyond its control.
2.16.3 Termination For Default By County
If default is made by County as described in Section 2.16.1 above, Company may elect to terminate this Agreement with thirty (30) days' written notice to County.
2.16.3.1 In the event of the termination for default by County,
redelivery and disposal of improvements will be as described in
Section 2.18 (entitled REDELIVERY AND DISPOSAL OF IMPROVEMENTS AT
TERMINATION) of this Agreement.
2.16.3.2 In the event of any termination for default by County, it will in no way prejudice the right of action for rental arrearages owed by Company.
2.16.3.3 Company reserves the rights to any remedies it may have at law or in equity arising from County's breach of this Agreement.
2.17 WAIVERS AND ACCEPTANCE OF FEES
2.17.1 No waiver of default by either party hereto of any of the terms, covenants or conditions hereof to be performed, kept or observed will be construed to be or act as a waiver of any subsequent default of any of the terms, covenants, conditions herein contained to be performed, kept and observed. Neither party hereto may waive any provisions regarding Lender's rights without such Lender's prior written consent.
2.17.2 No acceptance of fees or other money payments in whole or in part for any period or periods during or after default of any of the terms, conditions or covenants to be performed, kept or observed by Company will be deemed a waiver on the part of County of its right to terminate this Agreement on account of such default.
2.17.3 Subject to the cure rights contained in Section 2.15.2 above and in
Section 2.19 below, no acceptance of fees or other money payments in
whole or in part for any period or periods during or after default of
any of the terms, conditions or covenants to be performed, kept or
observed by County will be deemed a waiver on the part of Company of
its right to terminate this Agreement on account of such default
2.18 REDELIVERY AND DISPOSAL OF IMPROVEMENTS AT TERMINATION
2.18.1 Company covenants that at the termination of this Agreement, howsoever caused, it will quit and surrender such leased Premises in good repair and condition,
excepting reasonable wear and tear, acts of God, the public enemy or the action of the elements.
2.18.2 Upon termination of this Agreement howsoever caused, County will
require Company to remove from the leased Premises, within thirty
(30) days of termination, all equipment, trade fixtures and personal
property belonging to Company.
For purposes of this Section 2.18.2, the words "equipment, trade fixtures and personal property" will include, but not be limited to, signs (electrical or otherwise) used to advertise or identify Company's business, all equipment used in connection with the conduct of its business whether or not such equipment is attached to the Premises; any other mechanical device; and all other miscellaneous equipment, furnishings and fixtures installed on or placed on or about the leased Premises and used in connection with Company's business thereon.
2.18.3 Upon termination of this Agreement, howsoever caused, County will have option to require either of the following by giving written notice prior to the date of termination:
2.18.3.1 Company will, commencing within thirty (30) days following the termination date, remove all or part (as determined by CDR) of the permanent improvements made to or placed upon the Premises by Company. Company agrees that it will use due diligence in completing the removal as may be required herein.
2.18.3.2 Company will leave in place all or part, as determined by CDR, of the permanent improvements whereupon title and ownership will pass from Company and vest in County without any further consideration required from County. Company agrees that it will immediately provide any transfers of title to County as may be required.
2.18.3.3 If no written notice is received by Company from County prior
to termination of this Agreement pursuant to this Section 2.18.3,
Section 2.18.3.2 above will apply.
For purposes of this Section 2.18:3, the words "permanent improvements" means all property of Company upon the Premises which will include, but not be limited to, paving, buildings, structures and related appurtenances, wall coverings, carpeting, draperies and light fixtures.
2.19 FINANCING
2.19.1 Notwithstanding anything to the contrary contained in this Agreement, Company will have the right at any time during the term hereof to execute and deliver to any or all of its Lenders any documents which will operate as collateral security for
any Loan or Loans made, even if such document or documents result in a
form or type of conveyance or assignment of the leasehold interest
demised hereunder. It is hereby agreed that Company or any such
Lenders) will have the right to immediately record such document or
document(s) with an appropriate public official or officials. Company
agrees that copies of all such documents of conveyance or assignment
as contained in this Section 2.19 will be provided to CDR forthwith.
Any financing arrangement which hypothecates any interest of Company
in or under this Agreement or any conveyance or-assignment to be made
by Company of any interest in or under this Agreement must have the
prior written approval of CDR which consent shall not be unreasonably
withheld or delayed. Notwithstanding the foregoing, Company will have
the right to refinance the outstanding principal balance of any
previously approved Loan with any institutional lender at prevailing
market interest rates without County's consent, provided, in the case
of an existing term loan, such refinancing does not exceed the
remaining original amortization period of the previously approved
Loan. Such approval or consent of the initial or subsequent
assignments to. a Lender or purchaser will be in accordance with
Section 2.1 (entitled ASSIGNMENT) of this Agreement. Any Lender which
will succeed to Company's interest hereunder will so succeed subject
to all the terms and conditions of this Agreement
2.19.2 County will deliver to any such Lender written notice of any default
of Company under the terms of this Agreement and said notice will
specify the nature of the default Before terminating this Agreement,
County will allow such Lender to cure or commence to cure any default
of Company in accordance with Sections 2.15.2 above and this Section
2.19. The time period to cure any default of Company will commence
when said notice is delivered to Lender. Lender and any person
designated by Lender shall have and are hereby granted the right to
enter upon the Premises at any time and from time to time for the
purpose of taking any cure action as described herein. In the event
Company fails to timely cure a default after receipt of written notice
and expiration of any applicable cure period, County agrees to provide
any Lender with a second written notice and provide such Lender with
an additional thirty (30) day cure period. County will not have the
right to exercise any remedies under this Agreement so long as Lender
is diligently prosecuting to complete a cure of any default. If such
default is of a nature which is incapable of being cured by Lender,
County agrees not to exercise its remedies arising from such default
if (a) Lender notifies County in writing within such thirty (30) day
cure period that Lender intends to foreclose its mortgage and Lender
commences and diligently pursues such foreclosure; and (b) Lender
makes all payments due by Company under this Agreement through the
date of foreclosure, to the extent the amount of such payments can be
ascertained by-Len
2.19.3 Any default by Company in the payment of money as required under the terms of this Agreement may be cured by Lender in accordance with the terms of Sections 2.15.2 of this Agreement (and subject to the notification and cure provisions of this Section 2.19), and County will accept any such payment or cure from such Lender during the term of Lender's Loan to Company.
2.19.3.1 Should Company default under the terms of this Agreement and should the default be such that it cannot be cured by the payment of money, County will accept payments of rent from such Lender and this Agreement will not terminate, but will remain in full force and effect, pending Lender's cure of such default within the time periods described herein or resort to foreclosure or sale proceedings under its deed of trust or other security instruments.
2.19.4 Notwithstanding the provisions of Section 2.19.3:1 above, should
Company default under the terms of this Agreement and should the
default be such that it cannot be cured by the payment of money and
the default (in the sole judgment of County's Designated
Representative) affects the security or safety of the Premises and if
Company's Lender does not wish this Agreement to terminate, then upon
written notice from County such Lender will have the option to cure
immediately or to commence to cure the default in accordance with
Section 2.15.2 of this Agreement. However, if the nature of the
default requires action before the cure time specified in Section
2.15.2 above, the County's Designated Representative may elect to cure
the default County will then present for payment to Company and Lender
a detailed and itemized invoice of County's reasonable expenses
incurred in curing the default.
2.19.5 Subject to the rights of a Lender as otherwise set forth in this
Section 2.19 (including, without limitation, those contained in
Section 2.19.13 below), and notwithstanding any other provisions of
this Agreement, provided that either Company or Lender pays the full
amount of the invoice described in Section 2.19.4 above within thirty
(30) days following receipt, this Agreement will not terminate sooner
than one (1) year from the date of County's notice of default to
Company and Lender, pending such Lender's resort to any foreclosure or
sale proceedings under its deed of trust or other security instrument.
2.19.6 If any default has been cured by a Lender or Assignee, County agrees
that upon completion of any foreclosure proceedings or sale under the
deed of trust or other security securing the Loan, or upon delivery of
a deed in lieu of foreclosure, Lender or Assignee at such sale or any
heir, successor, or Assignee subsequent to such sale will be
recognized by County as the lessee under the terms of this Agreement
for all purposes for the remaining term hereof, subject to County's
approval of such Assignee, to the extent such approval is required in
Section 2.19.11.1 below. The leasehold interest of Lender or such
Assignee will not be adversely affected or terminated by reason of any
non-monetary default occurring prior to the completion of such
proceedings or sale, provided such default has been promptly remedied,
or if such default requires possession to cure, provided such Lender
promptly commences to cure upon taking possession of the Premises.
2.19.7 Such Lender will not become personally liable under the terms and obligations of this Agreement unless and until it assumes the obligations and is recognized by County as lessee under this Agreement and will be liable only so long as such
Lender maintains ownership of the leasehold interest or estate and recourse to such Lender shall be limited solely to Lender's interest in the Premises.
2.19.8 Within thirty (30) days after a written request by Company or any Lender (but not more than once in any calendar year, except in case of a proposed financing or refinancing), County, through its Designated Representative, will execute, acknowledge and deliver to Company or such person or entity as Company designates, a certificate stating:
a. that this Agreement is the only agreement between County and Company concerning the teased Premises and is unmodified and in full force and effect in accordance with the terms (or if there have been modifications, that this Agreement is in force and effect as modified, and identifying the modification agreements, or if this Agreement is not in full force and effect, that it is not);
b. the commencement and expiration dates of this Agreement and the date to which rental has been paid to County under this Agreement;
c. whether or not there is an existing default by Company in the payment of rental or any other sum of money under this Agreement, and whether or not there is any other existing default by either party under this Agreement with respect to which a notice of default has been served, and if there is such a default specifying its nature and extent;
d. whether or not there are any set-offs, defenses or counterclaims against enforcement of the obligations to be performed by County under this Agreement; and
e. such other information that a Lender or Assignee may reasonably require.
2.19.9 The bankruptcy or insolvency of Company will not operate or permit County to terminate this Agreement as long as all rent or other monetary payments required to be paid by Company continue and other required obligations are performed in accordance with the terms of this Agreement. In the event that County or Company terminates this Agreement, whether as a result of the rejection of this Agreement pursuant to the federal Bankruptcy Code or otherwise, then, provided that Lender has cured any monetary defaults under this Agreement, and provided further that County has not elected to assume any approved financing, as provided in Section 2.19.11 below, Lender shall have the right within thirty (30) days after termination of this Agreement to request and County shall execute a new lease covering the Premises for the remaining term under same terms and conditions as set forth herein.
2.19.9.1 The rejection of this Agreement by a trustee-in-bankruptcy of County shall not affect or impair the lien of any mortgage or deed of trust in favor of Lender or Lender's rights with respect to this Agreement. In addition to the leasehold estate created hereunder in
favor of Company and all other interest specified in any mortgage or deed of trust in favor of Lender, the lien of such mortgage or deed of trust shall attach to, and shall encumber Company's right to use and possession of the Premises if a trustee-in-bankruptcy of. County rejects this Agreement This Agreement shall not be treated as terminated by reason of County's rejection of this Agreement pursuant to Subsection 365(h)(I) of the federal Bankruptcy Code without Lender's prior written consent, and any such purported termination without Lender's prior written consent shall be null and void and of no force and effect.
2.19.10 To the extent any of the other terms of this Agreement are inconsistent with the terms of this Section 2.19, this Section 2.19 will control.
2.19.11 Any uncured material default by Company under any approved financing will be deemed a default under this Agreement. Such default, however, will be deemed and treated by County as a default not curable by Lender in accordance with Section 2.19.2 of this Agreement. In the event of any default by Company under any approved financing, County reserves the right to assume the financing obligations of Company under the Loan before Lender resorts to any foreclosure or sale proceedings under its deed of trust or other security instrument.
2.19.11.1 Following any foreclosure, deed in lieu of foreclosure, or other transfer in full. or partial satisfaction of Lender's Loan (a "Foreclosure Transfer"), County shall recognize Lender or any Lender Affiliate (defined below) designated by Lender as an Assignee ("Permitted Assignee")_ Such Permitted Assignee shall be the ground lessee under this Agreement without further consent or approval by County. In the event of a proposed assignment to an Assignee other than a Permitted Assignee, whether in connection with a Foreclosure Transfer or any subsequent assignment of the leasehold interest evidenced by this Agreement made by Lender or its Permitted Assignee (who shall have obtained such interest through a Foreclosure Transfer), County shall have the right to reasonably approve such Assignee as provided in Section 2.1.1 above. As used in this Section 2.19.11.1, "Lender Affiliate" means a corporation, limited liability company or other entity which controls, is owned or controlled by, or is under common ownership or control with such Lender and such Lender has a net worth of at least Twenty Million Dollars ($20,000,000).
2.19.11.2 In the event Lender gives County forty-five (45) days notice of a default by Company under any approved Loan and County declines the right to assume the financing obligations of Company under the Loan, the parties agree that Lender or any Lender Affiliate will be permitted to consider the total unpaid balance of
the existing Loan on the date of either (a) Lender's assumption of the lease or assignment to a Lender Affiliate through foreclosure sale, or (b) if through a deed or assignment in lieu of foreclosure, on the date of the recording of such deed, as an equity contribution to be repaid from all available Net Revenue with interest at the same rate set forth in Section 1.7.1.2 above (11% per annum) until such time as the total unpaid balance of such Loan is fully recovered by such Lender or Lender Affiliate. Any subsequent third-party Assignee of any such Lender's or Lender Affiliate's ground leasehold interest in the Premises will be permitted to consider its initial acquisition price (net of any debt secured by the ground leasehold interest in the Premises) as an equity contribution to be repaid from all available Net Revenue with interest at a rate equal to an interest rate typical for comparable loans in this market until such time as such Assignee's total acquisition price is fully recovered. Notwithstanding the above, if any Lender or Lender Affiliate or any third-party Assignee makes an equity contribution to the Project, then such equity contribution will be entitled to receive the same repayment priority from Net Revenue with interest at the same rate provided to those equity contributions described in Section 1.7. 12 above.
2.19.11.3 Subject to County's right to assume the financing obligations of Company under the Loan, before Lender resorts to any foreclosure or sale under this Section, in the event of a default under Lender's mortgage or deed of trust, Lender or Lender Affiliate shall have the right, after giving notice to County, to oust Company and take possession of the Premises in accordance with the terms of Lender's mortgage or deed of trust. Such ouster shall not constitute a termination of this Agreement, but shall be deemed an exercise of the assignment of this Agreement to Lender, which assignment shall not require any further consent or approval by County.
2.19.11.4 Notwithstanding the above provisions of this Section 2.19.
(entitled FINANCING) to the contrary, the following shall apply:
(1) In the event any Lender forecloses and either a purchaser at
the foreclosure sale or a subsequent assignee of such Lender
acquires the leasehold estate under this Agreement, then, subject
to any right by County to approve such purchaser or Assignee as
provided in this Agreement, such purchaser or Assignee shall pay
the same rental amount that would have been payable by Lender;
(2) any Lender shall have the right to commence, but not complete
foreclosure during the forty-five. (45)-day period available to
County to notify Lender that County shall assume the Loan (as
provided in Section 2.19.11.2 above); and (3) if County assumes
the Loan, County shall not take or permit any action to terminate
this Lease or merge the ground leasehold estate into the fee
estate
prior to payment of all obligations owing in connection with the Loan. For purposes of this Section, "ground leasehold estate" shall mean the leasehold estate granted to Company by County pursuant to this Agreement
2.19.12 Any mortgage, lien, encumbrance or deed of trust placed by County on the fee title to the Premises shall be subordinate to this Agreement (and any replacement to or amendment of this Agreement), any mortgage or deed of trust encumbering the leasehold estate in favor of Lender, and all Subleases, whenever arising. County shall obligate the holder of any such fee mortgage, encumbrance, or deed of trust to execute and acknowledge any documentation requested by Company or any Lender to confirm such subordination.
2.19.13 In connection with Lender's cure rights in this Section 2.19, any Lender shall be allowed sufficient time necessary to complete any foreclosure action, including delays due to official restraint (including by law, process or injunction issued by a court), so long as such Lender is making payments required by this Agreement which can be reasonably determined prior to acquiring the Company's interest under this Agreement. Lender shall have the right to terminate foreclosure proceedings at any time if Company has cured all defaults under any Loan from Lender.
2.19.14 So long as the mortgage or deed of trust in favor of a Lender is in effect, there shall be no merger of the leasehold estate created by this Agreement into the fee simple estate in the Premises without the prior written consent of such Lender.
2.19.15 Any Lender shall have the right to participate in any settlement or adjustment of losses under insurance policies maintained by Company under this Agreement. Such Lender shall be named as a loss payee or additional insured, as applicable, in accordance with any Loan documents executed by Company, under the insurance policies required under this Agreement. In the event any proceeds of such insurance policies are to be distributed, County and Lender agree to be bound by the provisions of the Loan documents executed by Company in favor of Lender and approved by CDR concerning distribution of insurance proceeds.
2.19.16 Whenever in this Agreement, Company shall have the right to request any information, statements, documents, or anything else whatsoever from County, Lender shall have the right to request the same from County, and such information, statements, documents and other requested material shall thereafter be given to Lender as if Lender had requested the same. In addition, County shall furnish Lender with copies of all notices of default and notices of intent served on Company under this Agreement concurrently with any delivery to Company. Such notices shall not be deemed delivered to Company until they are delivered to Lender.
2.19.17 In the event Lender succeeds. to title to Company's leasehold estate through foreclosure or otherwise, all Subleases of the Premises shall run directly to Lender and all such Sublessees shall attorn and be permitted to attorn to Lender as the successor sublessor and perform their obligations to Lender as successor to Company under this Agreement as if the Sublease were executed directly between Lender and the Sublessee. Provided County has elected not to assume the financing obligations of Company under the Loan as provided in Section 2.19.11 of this Agreement, County hereby agrees to subordinate County's own attornment rights with respect to any such Sublessee contained in this Agreement to the attornment rights of Lender.
2.19.18 County agrees to notify Lender and Company of any assignment, transfer, conveyance or sale of County's interest in this Agreement and/or the fee interest in the Premises and will furnish Lender and Company with the name and address of such assignee, transferee, grantee or buyer.
2.19.19 Lender shall have the right to participate in any arbitration proceedings in connection with any matter under this Agreement materially affecting Lender's interest. Notwithstanding the foregoing, Lender shall not have the right to participate in any arbitration related to a proposed annual operating budget (as provided in Section 1.6 above).
2.20 RECOVERY OF PREMISES
2.20.1 County may, in its unlimited discretion, at any time during the term of this Agreement or any extensions thereof, recover all or any part of the Premises for other Airport or public uses (except for commercial facilities purposes). Prior to the exercise of this power of recovery, County agrees to give Company one (I) year's prior written notice of its intention to exercise this power.
2.20.1.1 In the event of such recovery of the Premises by County (or
other condemnation or recovery of all or substantially all of the
Premises) during the first thirty (30) years of this Agreement,
County will pay to Company an amount equal to the greater of
either (i) all amounts outstanding under any Loan or under Loan
documents approved by County pursuant to Section 2.19 above,- or
(ii) the sum of all unreimbursed equity contribution and related
interest due to Company plus fifty percent (50%) of the value of
the improvements (excluding land, Company unreimbursed equity,
the existing approved Loan balance, if any, and any amounts paid
by County pursuant to Section. 2.20.1.1.1 below) as determined by
a competent real estate appraiser acceptable to Company and CDR.
2.20.1.1.1 Upon notice from Company, or, in the event of a total recovery, upon notice from Company's Lender, County will pay to Company's Lender all sums due to Lender under the approved Loan documents evidencing and
securing the Loan secured by the improvements on the Premises. Notwithstanding and in replacement of the foregoing, if Lender or approved Assignee of Lender has succeeded to the interest of Company, and the outstanding Loan has been repaid, County shall pay Lender the amount which was due Lender on the date of foreclosure or transfer of title (or to such approved Assignee the amount Assignee paid Lender to assume this Agreement), and an amount equal to any costs incurred by Lender or such Assignee to cure Company's defaults under this Agreement or to otherwise comply with Company's obligations under this Agreement, less any amount of equity contributions or accrued interest (in accordance with Section 2.19.11.2 above) that has previously been repaid from Total Revenue.
2.20.1.2 In the event of such recovery of the Premises by County (or any other condemnation or recovery of all or substantially all of the Premises) during the last twenty (20) years of this Agreement, County will pay to Company fifty percent (50%) of the residual leasehold value of the improvements on the Premises based on the remaining term of this Agreement, minus any outstanding Loan balance. Such leasehold value shall exclude the value of the land after deducting any amounts paid by County pursuant to Section 2.20.1.2.1 below. The residual leasehold value will be as determined by. a competent real estate appraiser acceptable to Company and CDR.
2.20.1.2.1 Upon notice from Company or, in the event of a total recovery, upon notice from Company's Lender, County will pay to Company's Lender all sums due to Lender under the approved Loan documents evidencing and securing the Loan, and any subsequent financing that has been approved by CDR secured by the improvements on the Premises. Notwithstanding the foregoing, if Lender or approved Assignee of Lender has succeeded to the interest of Company, and the outstanding Loan has been repaid, County shall pay Lender the amount which was due Lender on the date of foreclosure or transfer of title (or to such approved Assignee the amount Assignee paid Lender to assume this Agreement), and an amount equal to any costs incurred by Lender or such Assignee to cure Company's defaults under this Agreement or to otherwise comply with Company's obligations under this Agreement, less any amount or equity contributions or accrued interest (in accordance with Section 2.19.11.2 above) that has previously been repaid from Total Revenue to Lender or its assigns.
2.20.1.3 County will have no obligation for any encumbrance of the improvements, which has not received County written approval' as defined in Section 2.19 (entitled FINANCING) above.
2.20.1.4 In the event of any partial condemnation or recovery by any agency other than County, or in the event of any such condemnation or recovery, Company will be entitled to file an action to receive condemnation proceeds for recovery of its leasehold improvements and its leasehold interest.
2.20.1.5 In the event of a partial condemnation or recovery by another agency, this Agreement shall remain in full force and effect as to the portion of the Premises remaining.
On a partial recovery, all sums, including damages and
interest, awarded for the fee or the leasehold or both shall
(i) be delivered to County and Company (or to any Lender),
respectively, if such award has been apportioned between
County and Company by such condemning authority, or (ii) be
deposited promptly with an escrow agent selected by Company
in the reasonable exercise of its discretion if there is
only a single award, to be distributed and disbursed as
follows:
a. First, to taxes constituting a superior lien on the portion of the Premises taken;
b. Second, to County an amount equal to the then present value of County's interest in the income stream from rental payments attributable to the portion of the Premises being taken, measured by the diminution in rental payments, plus an amount equal to the then present value of the reversionary interest of County at the expiration of this Agreement in that portion of the real property underlying the Premises that is taken in such partial recovery; and
c. Third, subject to the rights of any Lender of record, the balance of the award to Company.
Sums being held by an approved escrow agent pending disbursement shall be deposited in one or more federally insured interest-bearing account(s) and, upon disbursement, each party having aright to any of the sums being disbursed shall be entitled to receive the interest attributable to its share of said sums.
2.20.1.6 Notwithstanding any language to the contrary in this Section
2.20, in the event of partial taking of the Premises by
condemnation, if, in the opinion of County, Company, and Lender,
the remainder of the Premises are suitable for continued
operation, this Lease shall not terminate in regard to the
portion not taken. In the event of a partial or total taking of
the Premises by condemnation, County and Company agree (a) to be
bound by the provisions of the Loan documents executed by Company
in favor of Lender concerning condemnation process and proceeds,
including the right of Lender to recover from such condemnation
proceeds an amount up to the then unpaid balance of its Loan, and
(b) that Lender shall have the right to participate in any
condemnation proceedings as set forth in this Section 2.20 or as
otherwise provided by law.
ARTICLE III
3.1 MAINTENANCE AND OPERATION NONDISCRIMINATION COMPLIANCE
Company, for itself, its heirs, personal representatives, successors in interest, and assigns, as a part of the consideration hereof, does hereby covenant and agree as a covenant running with the land that in the event facilities are constructed, maintained, or otherwise operated on the said property described in this Agreement for a purpose for which a U.S. Department of Transportation program or activity is extended or for_ another purpose involving the provision of similar services or benefits, Company will maintain and operate such facilities and services in compliance with all other requirements imposed pursuant to 49 CFR Part 21, Nondiscrimination in Federally Assisted Programs of the Department of Transportation and as said Regulation may be amended.
3.2 NONDISCRIMINATION IN PARTICIPATION, CONSTRUCTION AND USE OF PREMISES
Company, for itself, its personal representatives, successors in interest and assigns and as a part of the consideration hereof, does hereby covenant and agree as a covenant running with the land that:
3.2.1 No person on the grounds of race, color, or national origin will be excluded from participation in, denied the. benefits of, or be otherwise subjected to discrimination in the use of said facilities.
3.2.2 That in the construction of any improvements on, over, or under such land and the furnishing of services thereon, no person on the grounds of race, color or national origin will be excluded from participation in, denied the benefits of, or otherwise be subject to discrimination.
3.2.3 That Company will use the Premises in compliance with all other requirements imposed by or pursuant to 49 CFR. Part 21, Nondiscrimination in Federally Assisted Programs of the Department of Transportation and as said Regulations may be amended.
3.3 TERMINATION RIGHTS FOR BREACH OF SECTIONS 3.1 AND 3.2 ABOVE
In the event of breach of any of the nondiscrimination covenants described in Sections 3.1 and 3.2 above, County will have the right to terminate this Agreement and to reenter and repossess this land and the facilities thereon, and hold the same as if this Agreement had never been made or issued. This provision, however, does not become effective until the procedures of 49 CFR Part 21 are followed and completed including expiration of appeal rights. Promptly upon the receipt of any complaint or other notice alleging violation of the covenants in Sections 3.1 and 3.2 above, County will notify Company and will provide Company the opportunity to defend the same. Unless disapproved by the U.S. Department of Transportation, any such termination and reentry rights shall not be exercised by County so long as the current Lender elects to exercise its rights and remedies and acquire Company's interest under this Agreement Such Lender will not be required to cure any breach by Company of any covenants in Sections 3.1 through 3.5 of this Agreement, provided, however, such Lender shall be obligated to comply with such Sections upon any acquisition of Company's interest under this Agreement.
3.4 NONDISCRIMINATION IN FURNISHING ACCOMMODATIONS AND/OR SERVICES
Company will furnish its accommodations and/or services on a fair, equal and not unjustly discriminatory basis to all users thereof and it will charge fair, reasonable and not unjustly discriminatory prices for each unit or service; provided that Company may be allowed to make reasonable and nondiscriminatory discounts, rebates or other similar type of price reductions to volume purchasers.
3.5 RIGHTS FOR NONCOMPLIANCE WITH SECTION 3.4
Noncompliance with Section 3.4 above will constitute a material breach of this Agreement and in the event of such noncompliance, County will have the right to terminate this Agreement and the estate hereby created without liability therefor or at the election of County or the United States of America either or both said Governments will have the right to judicially enforce the provision. Unless disapproved by the U.S. Department of Transportation, any such termination and reentry rights shall not be exercised by County so long as the current Lender elects to exercise its rights and remedies and acquire the Company's interest under this Agreement. Such Lender will not be required to cure any breach by Company of any covenants in Section 3.4 above, provided, however, such Lender shall be obligated to comply with such Sections upon any acquisition of Company's interest under this Agreement.
3.6 COMPANY'S OBLIGATION 49 CFR PART 26, SUBPART F
3.6.1 This Agreement is subject to the requirements of the U.S. Department of Transportation's regulations, 49 C H Part 26, Subpart F. Company agrees that it will not discriminate against any business owner because of the owner's race, color, national origin or sex in connection with the award or performance of any agreement covered by 49 CFR Part 26, Subpart F.
3.6.2 Company agrees to include the language in Sections 3.1 through 3.6.1 above in any subsequent Sublease, professional services and/or construction agreements that it enters and cause those businesses to similarly include the statements in further agreements; provided however, that the foregoing is neither intended to nor shall require any Sublessee to include any such provisions in any contracts or agreements relative to the operations of its business. Such inclusion may be made by way of reference to such sections (as opposed to restatement of such sections in any such agreement).
3.7 SUBAGREEMENT NONDISCRIMINATION COMPLIANCE
Company hereby assures it will include Sections 3.1 through 3.6.1 above in all Subleases and cause Sublessees to similarly include such sections in further Subleases; provided however, that the foregoing is neither intended to nor shall require any Sublessee to include any such provisions in any contracts or agreements relative to the operations of its business. Such inclusion may be made by way of reference to such sections (as opposed to restatement of such sections in any such Sublease).
3.8 COMPANY OBLIGATION
Company hereby assures that no person shall be excluded from participation in, denied the benefits of or otherwise be discriminated against in connection with the award and performance of any contract, including leases, covered by 49 CFR Part 26 on the grounds of race, color, national origin or sex.
3.9 APPENDIX 9, GENERAL CIVIL RIGHTS PROVISION
Company assures that it will comply with pertinent statutes, Executive Orders and such rules as are promulgated to assure that no person shall, on the grounds of race, creed, color, national origin, sex, age or handicap be excluded from participating in any activity conducted with or benefiting from Federal assistance. This provision obligates Company or its transferee for the period during which Federal assistance is extended to the Airport program, except where Federal assistance is to provide, or is in the form of, personal property or real property or interest therein or structures or improvements thereon. In these cases, this provision obligates the party or any transferee for the longer of the following periods: (a) the period during which the property is used by the sponsor or any transferee for a purpose for which Federal assistance is extended, or for another purpose involving the provision of similar services or benefits; or (b) the period during which the Airport sponsor or any transferee retains ownership or possession of the property. In the case of contractors, this provision binds the contractors from the bid solicitation period through the completion of the contract Compliance with the Americans With Disabilities Act, 42 U.S.C. Section 12101, et seq., as amended, by Company, shall be considered compliance with Company's duty to assure that no person shall, on the grounds of handicap be excluded from participating in any activity conducted with or benefiting from Federal assistance.
3.10 AFFIRMATIVE ACTION EMPLOYMENT PROGRAMS
3.10.1 Company assures that it will undertake an Affirmative Action Program as required by 14 C.1-R. Part 152, Subpart E, to ensure that no person shall on the grounds of race, creed, color, national origin, or sex, be excluded from participating in any employment activities covered in 14 CFR Part 152, Subpart E. Company assures that no person will be excluded on these grounds from participating in or receiving the services or benefits of any program or activity covered by this subpart. Company assures that it will require that its covered sub-organizations provide assurances to Company that they similarly will undertake Affirmative Action Programs and that they will require assurances from their sub-organizations, as required by 14 CFR Part 152, Subpart E to the same effect.
3.10.2 Company agrees to comply with any affirmative action plan or steps for equal employment opportunity required by 14 CFR Part 152, Subpart E, as part of the Affirmative Action Program, and by any Federal, State, or local agency or court, including those resulting from a conciliation agreement, a consent decree, court order or similar mechanism. Company agrees that State or local affirmative action plans will be used in lieu of any affirmative action plan or steps required by 14 CFR Part 152, Subpart E, only when they fully meet the standards set forth in 14 CFR, Subpart 152.409. Company agrees to obtain a similar assurance from its covered organizations, and to cause them to require a similar assurance of their covered sub-organizations, as required by 14 CFR Part 152, Subpart E.
3.10.3 In the event Company employs fifty (50) or more employees on the Airport, it agrees to prepare and keep on file for review by the FAA Office of Civil Rights, an affirmative action plan developed in accordance with standards in 14 CFR, Subpart 152.409. Such program will be updated on an annual basis. Should Company employ less than fifty (50) employees on the Airport, it will annually send written correspondence confirming the exemption.
3.10.4 This Section 3.10 is not intended to apply to any Sublessee of Company.
3.11 AIRPORT MAINTENANCE, REPAIR, DEVELOPMENT AND EXPANSION
County reserves the right to further develop or improve the landing area or any other area, building or other improvement within the present or future boundaries of the Airport as it sees fit in its sole judgment regardless of the desires or view of Company and without interference or hindrance by Company. Further, County retains the absolute right to maintain, repair, develop and expand the terminal building, any other Airport facility, Airport improvement or Airport property free from any and all liability to Company for loss of business or damage of any nature whatsoever as may be occasioned during or because of the performance of such maintenance, repair, development or expansion.
3.12 MAINTENANCE, REPAIR, DIRECTION AND CONTROL
County reserves the right, but is not obligated to exercise the right, to maintain and keep in repair the landing area of the Airport and all publicly owned facilities of the Airport, together with the right to direct and control all activities of Company in this regard. These
areas will include, but are not limited to, those areas which are not necessary to serve the aeronautical users of the Airport, except that County will not be obligated to maintain and keep in repair such areas of the Airport as may be leased to or under the control of Airport tenants whether such area serves aeronautical users or otherwise.
3.13 AGREEMENTS WITH THE UNITED STATES OF AMERICA
This Agreement will be subject and subordinate to the provisions and
requirements of any existing or future agreement between County and the
United States of America relative to the development, operation or
maintenance of the Airport. Notwithstanding the foregoing, County agrees
that no existing agreements between County and the United States of America
relating to the same (i) currently prohibit or materially affect the use
and/or operation of the Premises as contemplated under this Agreement, or
(ii) defeat the lien of the mortgage or deed of trust in favor of a Lender
and/or the leasehold estate in favor of Company created by this Agreement.
Should any future agreements between County and the United States of
America materially impair the use of the Premises or Lender's interest
therein, such agreements shall be considered an action to recover the
Premises under Section 220 above.
3.14 OPERATION OF AIRPORT BY THE UNITED STATES OF AMERICA
This Agreement and all the provisions hereof will be subject to whatever right the United States of America now has or in the future may have or acquire, affecting the control, operation, regulation and taking over of the Airport or the exclusive or nonexclusive use of the Airport by the United States during the time of war or national emergency.
3.15 PART 77 OF FEDERAL AVIATION REGULATIONS
Company agrees to comply with the notification and review requirements covered in Part 77 of the Federal Aviation Regulations in the event future construction of a building is planned for the Premises, or in the event of any planned modification or alteration of any present or future building or structure situated on the Premises.
3.16 NONEXCLUSIVE
It is understood and agreed that nothing herein contained will be construed to grant or authorize the granting of an exclusive right within the meaning of 49 U.S.C. Section 40103(e) (formerly known as Section 308 of the Federal Aviation Act of 1958 (49 U.S. C. Section 1349a)).
3.17 AIRSPACE
There is hereby reserved to County, its successors and assigns, for the use and benefit of the public, a right of flight for the passage of Aircraft in the airspace above the surface of the Premises herein leased. This public right of flight will include the right to cause or allow in said airspace, any noise inherent in the operation of any Aircraft used for navigation or flight through the said airspace or landing at, taking off from or operation
on the Airport. No liability on the part of County will result from the exercise of this right.
3.18 AIRPORT OBSTRUCTIONS
Company by accepting this Agreement expressly agrees for itself, its successors and assigns, that it will not erect nor permit the erection of any structure or object nor permit the growth of any tree on the land leased hereunder which will exceed such maximum height as may be stipulated by County. It is understood and agreed that applicable laws, codes, regulations or agreements concerning height restrictions will govern the maximum height to be stipulated by County. In the event the aforesaid covenants are breached, County reserves the right to enter upon the land leased hereunder and to remove the offending structure or object and cut down the offending tree all of which will be at the expense of Company and without liability to County.
3.19 AIRPORT HAZARDS
Company by accepting this Agreement agrees for. itself, its successors and assigns, that it will not make use of the Premises in any manner which might interfere with the landing and taking off of Aircraft from the Airport or otherwise constitute a hazard or obstruction. In the event the aforesaid covenant is breached, County reserves the right to enter upon the Premises hereby leased and cause the abatement of such interference at the expense of Company and without liability of any kind.
3.20 AIRPORT RULES AND REGULATIONS AND AIRPORT OPERATING DIRECTIVES
County, through its Designated Representative, will have the right to adopt, amend and enforce reasonable rules and regulations and operating directives with respect to use of and the conduct and operation of the Airport, its terminal buildings or any improvements within the present or future boundaries of the Airport which Company agrees to observe and obey.
3.21 COMPLIANCE WITH PUBLIC AUTHORITIES
3.21.1 Company will not use or permit the use of the demised Premises or any other portion of the Airport for any purpose or use other than authorized by this Agreement or as may be authorized by other, separate; written agreement with County.
3.21.2 Company, its employees, representatives or agents will comply with all present or future laws, rules and regulations and amendments or supplements thereto governing or related to the use of the Airport or the demised Premises as may from time to time be promulgated by Federal, State or local governments and their authorized agencies.
3.22 ENVIRONMENTAL POLICY
3.22.1 Violation Of Environmental Laws
Company will not cause or permit any hazardous material to be used, generated, manufactured, produced, stored; brought upon, transported to or from, or otherwise released on, under or about the Premises or transported to and from the Premises by Company, its Sublessees, their agents, employees, contractors, invitees, or a third party in violation of the Environmental Laws as defined in Section 1.1 (entitled DEFINITIONS) above.
3.22.1.1 CDR will have access to the Premises to inspect same to insure that Company is using the Premises in accordance with environmental requirements.
3.22.1.2 3Company, at CDR's reasonable request, at Company's expense, will conduct such testing and analysis as necessary to ascertain whether Company is using the Premises in compliance with environmental requirements_ Any such tests will be conducted by qualified independent experts chosen by Company and subject to CDR's reasonable written approval. Copies of such reports from any such testing will be provided to CDR.
3.22.1.3 Company will provide copies of all notices, reports, claims, demands or actions concerning any' environmental concern or release or threatened release of hazardous materials or special wastes to the environment.
3.22.2 Contamination Of Premises
If the presence of any Hazardous Material on, under or about - the Premises caused or permitted by Company results in any contamination of the Premises, in violation of an Environmental Law, Company will promptly take all actions, at its sole cost and expense, as are necessary to return the Premises to the condition existing prior to the introduction of any such Hazardous Material to the Premises. Company will take all steps necessary to remedy and remove any such hazardous materials and special wastes and any other environmental contamination as is presently or subsequently discovered on or under the Premises as are necessary to protect the public health and safety and the environment from actual or potential harm and to bring the Premises into compliance with all environmental requirements; provided, however, County will be solely responsible for any environmental condition existing on or about the Premises prior to the Approval Date or any environmental conditions caused by County during the term or arising in any way and at any time from the Airport, Such procedures are subject to:
3.22.2.1 Prior written approval of CDR, which approval will not be unreasonably withheld. Company will submit to CDR a written plan for completing all remediation work. CDR retains the right to
review and inspect all such work at any time using consultants and/or representatives of his/her choice.
3.22.2.2 Such actions of remediation by Company will not potentially have any material adverse long-term effect on the Premises in the reasonable judgment of CDR.
3.22.3 Compliance With All Governmental Authorities
Company will promptly make all submission to, provide all information to, and comply with all requirements of the appropriate governmental authority under. all Environmental Laws as defined in Section 1.1 (entitled DEFINITIONS) of this Agreement.
3.22.3.1 Should the Government determine that a site characterization, site assessment, and/or cleanup plan be prepared or that a cleanup should be undertaken because of any spills or discharges of hazardous materials at the Premises which occur during the term of this Agreement then. Company shall prepare and submit required plans and financial assurances, and carry out the approved plans. Company will promptly provide all information requested by CDR to determine the applicability of the Environmental Laws to the Premises, or to respond to any governmental investigation or to respond to any claim of liability by third parties which is related to environmental contamination.
3.22.3.2 Company's obligations and liabilities under this provision will continue so long as County bears any responsibility under the Environmental Laws for any action that occurred on the Premises during the term of this Agreement.
3.22.3.3 This indemnification of County by Company includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, remedial, removal, restoration, any fines or penalties issued to Company, or any other work required by any Federal, State or local governmental agency or political subdivision because of hazardous material located on the Premises or present in the soil or ground water on, under or about the Premises.
3.22.3.4 The parties agree that County's right to enforce Company's promise to indemnify is not an adequate remedy at law for Company's violation of any provision of this Agreement. County will also have the rights set forth in Section 3.22.4 (entitled County's Termination Rights for Violation of Environmental Laws), or Section 2.15 (entitled TERMINATION BY COUNTY)
of this Agreement, in addition to all other rights and remedies provided by law or otherwise provided in this Agreement.
3.22.4 County's Termination Rights for Violation of Environmental Laws
3.22.4.1 Company's failure or its Sublessees, their agents, employees, contractors, invitees, or the failure of a third party to comply with any of the remediation requirements of this Agreement or applicable Environmental Laws will constitute a material default under this Agreement and will permit County to pursue the following remedies, in addition to all other rights and remedies provided by law or otherwise provided in this Agreement, to which County may resort cumulatively, or singularly, in the alternative:
3.22.4.1.1 County may, at County's election, keep this Agreement in effect and enforce all of its rights and remedies under this Agreement, including (i) the right to recover rent and other sums as they become due by the appropriate legal action and/or (ii) the right, upon ten (10) days' written notice to Company, to make payments required of Company or perform Company's obligations and, be reimbursed by Company for the cost thereof, unless such payment is made or obligation performed by Company within such ten (10) day period.
3.22.4.1.2 County may, at County's election, subject to Lender's right to cure as provided in Section 2.19 (entitled FINANCING) above, terminate this Agreement upon written notice to Company as provided in Section 2.15 (entitled TERMINATION BY COUNTY) above. If this Agreement is terminated under this provision, Company waives all rights against County, including, but not limited to, breach of contract, costs of design, installation or construction of improvements and/or interruption of business.
3.22.4.1.3 Notwithstanding any other provision in this Agreement to the contrary, County' will have the right of "self-help" or similar remedy in order to minimize any damages, expenses, penalties and related fees or costs, arising from or related to a violation of Environmental Law on, under or' about the Premises.
3.23 AMERICANS. WITH DISABILITIES ACT
Company will throughout the term of this Agreement be in compliance with
all applicable provisions of the Americans With Disabilities Act, 42 U.S.C.
Section 12101, et seq.
ARTICLE IV
4.1 FORCE MAJEURE
Neither County nor Company will be deemed to be in breach of this Agreement
by reason of failure to perform any of its obligations hereunder if, while
and to the extent that such failure is due to strikes, boycotts,
labor-disputes, embargoes, shortages of materials, acts of God, acts of the
public enemy, acts of governmental authority, unusual weather conditions,
floods, riots, rebellion or sabotage. However, the provisions of this
Section will not apply to failure by Company to pay rents, fees or any
other money payments required under other provisions, covenants or
agreements contained in this Agreement.
4.2 QUIET ENJOYMENT
County agrees that, on payment of the rentals and fees and performance of the covenants, conditions and agreements on the part of Company to be performed hereunder, Company will have the right to peaceably occupy and enjoy the Premises.
4.3 NONLIABILITY OF INDIVIDUALS
No officer, member, manager, agent or employee of either party to this Agreement will be charged personally or held contractually liable by or to the other party under any term or provision of this Agreement or because of any breach thereof, or because of its or their execution or attempted execution.
4.4 NOTICES
Any notice or communication to be given under the terms of this Agreement ("Notice") shall be in writing and shall be personally delivered or sent by facsimile, overnight delivery, by nationally-recognized courier, or registered or certified mail, return receipt requested.
Notices shall be addressed as follows:
If to County: Clark County, Nevada Department of Real Property Management Airport Lands Unit 500 South Grand Central Parkway, 4th Floor P.O. Box 551825 Las Vegas, Nevada 89155-1825 FAX: (702) 261-5050 If to Company: Beltway Business Park Warehouse No. 2, LLC c/o Majestic Realty Co. 4155 W. Russell Road, Suite C Las Vegas, Nevada 89118 Attn: Rodman C. Martin |
FAX: (702) 896-4838
with a copy to:
Beltway Business Park Office Warehouse No. 2, LLC c/o Majestic Realty Co.
13191 Crossroads Parkway North, Sixth Floor
City of Industry, California 91746
Attn: Edward P. Rosh, Jr.
FAX: (562) 692-1553
and
Beltway Business Park Warehouse No. 2, LLC
c/o Thomas & Mack Co.
2300 W. Sahara Ave., Suite 530
Las Vegas, Nevada 89102
Attn: Thomas A. Thomas
FAX: (702) 920-2826
4.5 HEADINGS, TITLES OR CAPTIONS
Article, section or paragraph headings, titles or captions are inserted only as a matter of convenience, and for reference, and in no way define, limit or describe the scope or extent of any provision of this Agreement.
4.6 INVALID PROVISIONS
It is expressly understood and agreed by and between the parties hereto that in the event any covenant, condition or provision herein contained is held to be invalid by any court of competent jurisdiction, the invalidity of such covenant, condition or provision will in no way affect any other covenant, condition or provision herein contained; provided, however, that the invalidity of any such covenant, condition or provision does not materially prejudice either County or Company in their respective rights and obligations contained in the valid covenants, conditions or provisions of this Agreement.
Should any portion of this Agreement be determined by any court of competent jurisdiction to be in violation of the SNPLMA it is expressly agreed that Company and County will negotiate in good faith to modify such terms or portions of this Agreement in order to comply with such Act. County and Company agree that they will negotiate in good faith to resolve any issue regarding compliance with the Act for a period of one hundred eighty (180) days. If the parties cannot agree on a resolution during such period, either party may terminate this Agreement with ninety (90) days written notice to the other party. Notwithstanding the above to the contrary, no such termination shall be effective without the prior written consent of all current Lenders.
4.7 STATE OF NEVADA LAW
This Agreement will be interpreted under and governed by the laws of the State of Nevada.
4.8 CONSENT TO AMENDMENTS
In the event that the FAA or its successors require modifications or changes in this Agreement as a condition precedent to the granting of funds for the improvement of the Airport, or otherwise, Company agrees to consent to such amendments, modifications, revisions, supplements, or deletions-of any of the terms, conditions, or requirements of this Agreement as may be reasonably required. Any expenses resulting from such amendments, modifications, revisions, supplements or deletions, shall be born solely by Company.
4.9 ADVERSE TENANCY
Any unauthorized holding over by Company for more than one hundred eighty
(180) days after the termination of this Agreement or the expiration of its
terms without the written consent of County, except for the period
authorized for removal of Company's property upon the expiration or
termination hereof, shall entitle County to collect from Company as
liquidated damages for such holding over, one hundred twenty five percent
(125%) of the then rent. County may perfect a lien on the property of
Company as security for the payment of any damages or unpaid rentals, fees,
and/or revenues and shall be entitled to collect the same by foreclosure of
such lien and sale of such property. Any such lien shall be subordinate to
the lien of a Lender. Nothing herein shall limit County's rights to seek
immediate eviction.
4.10 DISPUTES
Any and all disputes arising under this Agreement, which cannot be administratively resolved, shall be determined according to the laws of the State of Nevada, and Company agrees that the venue of any such dispute, shall be in Clark County, Nevada. Company agrees as a condition of this Agreement that notwithstanding the existence of any dispute between the parties, insofar as is possible under the terms of this Agreement, each party shall continue to perform the obligations required of it during the continuation of any such dispute, unless enjoined or prohibited by a court of competent jurisdiction.
4.11 AGENT FOR SERVICE OF PROCESS
The parties hereto expressly understand and agree that if Company is not a resident of the State of Nevada, or is an association or partnership without a member or partner resident of said State, or is a foreign corporation, and then in any such event Company does designate its State of Nevada registered agent as its agent for the purpose of service of process in any court action between it and County arising out of or based upon this Agreement, and the service shall be made as provided by the laws of the State of Nevada by serving also Company's registered agent. The parties hereto expressly agree, covenant, and stipulate that Company shall also personally be served with such process out of this State by the registered mailing of such complaint and process to Company at the address set forth herein. Any such service out of this State shall constitute valid
service upon Company as of the date of receipt thereof. The parties hereto further expressly agree that Company is amenable to and hereby agrees to the process so served, submits to the jurisdiction, waives any and all obligations and protests thereto, any laws to the contrary notwithstanding.
4.12 GENDER
Words of any gender used in this Agreement shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires.
4.13 ENTIRE AGREEMENT
4.13.1 This document represents the entire agreement between the parties hereto and will not be modified or canceled by mutual agreement or in any manner except by instrument in writing, executed by the parties or their respective successors in interest, and supersedes all prior oral or written agreements and understandings with respect to the subject matter hereof. The parties further understand and agree that the- other party and its agents have made no representations or promises with respect to this Agreement or the making or entry into this Agreement, except as in this Agreement expressly set forth, and that no claim or liability for cause for termination shall be asserted by either party. against the other, and such party shall not be liable by reason of, the making of any representations or promises not expressly stated in this Agreement, any other written or oral agreement with the other party being expressly waived.
4.13.2 The individuals executing this Agreement personally warrant that they have full authority to execute this Agreement on behalf of the entity for whom they are acting herein.
4.13.3 The parties hereto acknowledge that they have thoroughly read this Agreement, including any exhibits or attachments hereto, and have sought and received whatever competent advice and counsel was necessary for them to form a full and complete understanding of all rights and obligations herein.
4.14 SUCCESSORS AND ASSIGNS
This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors, or assigns, as the case may be.
4.15 COUNTERPARTS
This Agreement may be executed in any number of counterparts, each of which when so executed shall constitute in the aggregate but one and the same document.
4.16 SUSPENSION AND ABATEMENT
In the event that County's operation of the Airport or Company's operation from the Premises should be restricted substantially by action of the federal government or agency thereof or by any judicial or legislative body, then either party hereto will have the right, upon written notice to the other, to a suspension of this Agreement and an abatement of an equitable proportion of the payments to become. due hereunder, from the time of such notice until such restrictions will have been remedied and normal operations restored.
4.17 INDEPENDENT CONTRACTOR
Company is deemed to be an independent contractor for all purposes regarding its operations at the Premises, and no agency, express or implied, exists.
4.18 FURTHER ASSURANCES
Each party to this Agreement shall perform any and all acts and execute and deliver any and all documents as may be necessary and proper under the circumstances in order to accomplish the intents and purposes of this Agreement and to carry out its provisions.
(Intentionally left blank -- signature page to follow)
IN WITNESS WHEREOF, County and Company have executed these presents as of the day and year first above written.
ATTEST: COUNTY: COUNTY CLERK COUNTY OF CLARK, a political subdivision of the State of Nevada By: By: /s/ Sandra M. Norskog --------------------------------- ------------------------------------ Its: Deputy Clerk Name: Sandra M. Norskog Its: Director of Real Property Mgt. |
APPROVED AS TO FORM:
David Rogers, District Attorney
COMPANY:
By: /s/ Holly Gordon BELTWAY BUSINESS PARK WAREHOUSE --------------------------------- NO. 2, LLC, a Nevada limited liability Holly Gordon company Deputy District Attorney |
By: MAJESTIC BELTWAY WAREHOUSE BUILDINGS, LLC, a Delaware limited liability company, its Manager
By: MAJESTIC REALTY CO., a California corporation, Manager's Agent
By: /s/ Edward P. Roski, JR. ------------------------------------ Name: Edward P. Roski, JR. Its: Chairman and Chief Executive Officer |
By: THOMAS & MACK BELTWAY, L.L.C.,
a Nevada limited liability company,
its Manager
By: /s/ Thomas A. Thomas ------------------------------------ Name: Thomas A. Thomas Its: Manager |
EXHIBIT J
TENANT'S LIMITED RESTORATION OBLIGATION
All buildings and other above-ground improvements located on the Additional Land, but excluding perimeter walls (other than those which front a public roadway, which must be removed by Tenant if so requested in writing by Landlord), underground utility lines and facilities, paving, curbs, gutters, and other roadway and driveway improvements, sidewalks, landscaping, surface water drainage facilities, parking bumpers, and other similar improvements.
7155 Lindell Road
Las Vegas, Nevada
Nevada Power Company
Exhibit 10(B)
FINANCING AGREEMENT
Dated as of November 1, 2006
By and Between
HUMBOLDT COUNTY, NEVADA
and
SIERRA PACIFIC POWER COMPANY
RELATING TO
POLLUTION CONTROL REFUNDING REVENUE BONDS
(SIERRA PACIFIC POWER COMPANY PROJECT)
SERIES 2006
The amounts payable to the Issuer (except for amounts payable to, and certain rights and privileges of, the Issuer under Sections 4.2(e), 4.2(g), 5.3 and 6.4 hereof and any rights of the Issuer to receive any notices, certificates, requests, requisitions or communications hereunder) and certain other rights of the Issuer under this Financing Agreement have been pledged and assigned under the Indenture of Trust dated as of November 1, 2006, between the Issuer and The Bank of New York, as Trustee.
FINANCING AGREEMENT
TABLE OF CONTENTS
(This Table of Contents is not a part of this Agreement and is only for convenience of reference).
SECTION HEADING PAGE ------- ------- ---- ARTICLE I DEFINITIONS............................................. 1 ARTICLE II REPRESENTATIONS......................................... 5 Section 2.1. Representations and Covenants by the Issuer............. 5 Section 2.2. Representations by the Company.......................... 6 ARTICLE III ISSUANCE OF THE BONDS................................... 6 Section 3.1. Agreement to Issue Bonds; Application of Bond Proceeds.. 6 Section 3.2. Deposit of Additional Funds by Company; Redemption of Prior Bonds.......................................... 7 Section 3.3. Investment of Moneys in the Bond Fund and the Prior Bonds Redemption Fund................................ 7 Section 3.4. Tax Exempt Status of Bonds.............................. 8 ARTICLE IV LOAN AND PROVISIONS FOR REPAYMENT....................... 8 Section 4.1. Loan of Bond Proceeds................................... 8 Section 4.2. Loan Repayments and Other Amounts Payable............... 8 Section 4.3. No Defense or Set-Off................................... 10 Section 4.4. Payments Pledged and Assigned........................... 10 Section 4.5. Payment of the Bonds and Other Amounts.................. 11 ARTICLE V SPECIAL COVENANTS AND AGREEMENTS........................ 11 Section 5.1. Company to Maintain its Corporate Existence; Conditions Under Which Exceptions Permitted..................... 11 Section 5.2. Annual Statement........................................ 12 Section 5.3. Maintenance and Repair; Insurance; Taxes; Disposition... 12 Section 5.4. Recordation and Other Instruments....................... 13 Section 5.5. No Warranty by the Issuer............................... 13 Section 5.6. Agreement as to Ownership of the Project................ 13 Section 5.7. Company to Furnish Notice of Rate Period Adjustments; Liquidity Facility Requirements; Auction Rate Period Provisions........................................... 13 Section 5.8. Information Reporting, Etc.............................. 14 |
Section 5.9. Limited Liability of Issuer............................. 14 Section 5.10. Inspection of Project................................... 15 Section 5.11. Indenture Covenants..................................... 15 ARTICLE VI EVENTS OF DEFAULT AND REMEDIES.......................... 15 Section 6.1. Events of Default Defined............................... 15 Section 6.2. Remedies on Default..................................... 17 Section 6.3. No Remedy Exclusive..................................... 17 Section 6.4. Agreement to Pay Fees and Expenses of Counsel........... 18 Section 6.5. No Additional Waiver Implied by One Waiver; Consents to Waivers.............................................. 18 ARTICLE VII OPTIONS AND OBLIGATIONS OF COMPANY; PREPAYMENTS; REDEMPTION OF BONDS.................................. 18 Section 7.1. Option to Prepay........................................ 18 Section 7.2. Obligation to Prepay.................................... 19 Section 7.3. Notice of Prepayment.................................... 19 ARTICLE VIII MISCELLANEOUS........................................... 19 Section 8.1. Notices................................................. 19 Section 8.2. Assignments............................................. 20 Section 8.3. Severability............................................ 20 Section 8.4. Execution of Counterparts............................... 20 Section 8.5. Amounts Remaining in Bond Fund.......................... 20 Section 8.6. Amendments, Changes and Modifications................... 20 Section 8.7. Governing Law........................................... 21 Section 8.8. Authorized Issuer and Company Representatives........... 21 Section 8.9. Term of the Agreement................................... 21 Section 8.10. Cancellation at Expiration of Term...................... 21 Section 8.11. Bond Insurance.......................................... 21 Signature................................................................ 22 |
THIS FINANCING AGREEMENT made and entered into as of November 1, 2006, by and between HUMBOLDT COUNTY, NEVADA, a political subdivision of the State of Nevada, party of the first part (hereinafter referred to as the "Issuer"), and SIERRA PACIFIC POWER COMPANY, a corporation duly organized and existing under the laws of the State of Nevada, party of the second part (hereinafter referred to as the "Company"),
WITNESSETH:
In consideration of the respective representations and agreements hereinafter contained, the parties hereto agree as follows (provided, that in the performance of the agreements of the Issuer herein contained, any obligation it may thereby incur shall not constitute or give rise to a pecuniary liability or a charge upon its general credit or against its taxing powers but shall be payable solely out of the Revenues (as hereinafter defined) derived from this Financing Agreement and the Bonds, as hereinafter defined):
ARTICLE I
DEFINITIONS
The following terms shall have the meanings specified in this Article unless the context clearly requires otherwise. The singular shall include the plural and the masculine shall include the feminine.
"Act" means the County Economic Development Revenue Bond Law, as amended, contained in Sections 244A.669 to 244A.763, inclusive, of the Nevada Revised Statutes.
"Administrative Expenses" means the reasonable and necessary expenses
(including the reasonable value of employee services and fees of Counsel)
incurred by the Issuer in connection with the Bonds, this Agreement, the
Indenture and any transaction or event contemplated by this Agreement or the
Indenture.
"Agreement" means this Financing Agreement by and between the Issuer and the Company, as from time to time amended and supplemented.
"Auction Agent" means the auction agent appointed in accordance with the provisions of the Indenture.
"Authorized Company Representative" means any person who, at the time, shall have been designated to act on behalf of the Company by a written certificate furnished to the Issuer, the Remarketing Agent and the Trustee containing the specimen signature of such person and signed on behalf of the Company by any officer of the Company. Such certificate may designate an alternate or alternates.
"Authorized Issuer Representative" means any person at the time designated to act on behalf of the Issuer by a written certificate furnished to the Company and the Trustee containing the specimen signature of such person and signed on behalf of the Issuer by its Chairman. Such certificate may designate an alternate or alternates.
"Bankruptcy Code" means the United States Bankruptcy Reform Act of 1978, as amended from time to time, or any substitute or replacement legislation.
"Bond" or "Bonds" means the Issuer's bonds identified in Section 2.02 of the Indenture.
"Bond Counsel" means the Counsel who renders the opinion as to the tax-exempt status of interest on the Bonds or other nationally recognized municipal bond counsel mutually acceptable to the Issuer and the Company.
"Bond Fund" means the fund created by Section 6.02 of the Indenture.
"Code" means the United States Internal Revenue Code of 1986, as amended, and regulations promulgated or proposed thereunder and, to the extent applicable to the Bonds or the Prior Bonds, the 1954 Code.
"Company" means Sierra Pacific Power Company, a Nevada corporation, and its successors and assigns and any surviving, resulting or transferee corporation as permitted in Section 5.1 hereof.
"Counsel" means an attorney at law or a firm of attorneys (who may be an employee of or counsel to the Issuer or the Company or the Trustee) duly admitted to the practice of law before the highest court of any state of the United States of America or of the District of Columbia.
"Delivery Agreement" means the Delivery Agreement dated the Dated Date, between the Company and the Trustee, as amended, supplemented or restated from time to time, pursuant to which the Company will issue to the Trustee the G&R Notes at the time of the initial authentication and delivery of the Bonds.
"Extraordinary Services" and "Extraordinary Expenses" means all services rendered and all expenses (including fees and expenses of Counsel) incurred under the Indenture and the Tax Agreement other than Ordinary Services and Ordinary Expenses.
"Force Majeure" means acts of God, strikes, lockouts or other industrial disturbances; acts of public enemies; orders or restraints of any kind of the governments of the United States or of the State, or any of their departments, agencies or officials, or any civil or military authority; insurrections; riots; landslides; lightning; earthquakes; fires; tornadoes; volcanoes; storms; droughts; floods; explosions, breakage, or malfunction or accident to machinery, transmission lines, pipes or canals, even if resulting from negligence; civil disturbances; or any other cause not reasonably within the control of the Company.
"G&R Indenture" means the General and Refunding Mortgage Indenture dated as of May 1, 2001 between the Company and the G&R Trustee, as amended and supplemented.
"G&R Notes" means the Company's $49,750,000 General and Refunding Mortgage Note, Series N, No. N-1, due October 1, 2029.
"G&R Trustee" means The Bank of New York, as trustee under the G&R Indenture or any successor trustee.
"Governing Body" means the Board of County Commissioners of the Issuer.
"Hereof," "herein," "hereunder" and other words of similar import refer to this Agreement as a whole.
"Indenture" means the Indenture of Trust relating to this Agreement between the Issuer and The Bank of New York, as Trustee, of even date herewith, pursuant to which the Bonds are authorized to be issued, including any indentures supplemental thereto or amendatory thereof.
"Issuer" means Humboldt County, Nevada, and any successor body to the duties or functions of the Issuer.
"1954 Code" means the Internal Revenue Code of 1954, as amended, and the applicable regulations thereunder.
"Ordinary Services" and "Ordinary Expenses" means those services normally rendered and those expenses including fees and expenses of Counsel, normally incurred by a trustee or paying agent under instruments similar to the Indenture and the Tax Agreement.
"Owner" or "owner of Bonds" means the Person or Persons in whose name or names a Bond shall be registered on books of the Issuer kept by the Registrar for that purpose in accordance with the terms of the Indenture.
"Person" means natural persons, firms, partnerships, associations, corporations, trusts and public bodies.
"Prior Bonds" means the Series 1987 Bonds and the Series 1992 Bonds.
"Prior Bond Funds" means the Series 1987 Bond Fund and the Series 1992 Bond Fund.
"Prior Indentures" means the Series 1987 Indenture and the Series 1992 Indenture.
"Prior Trustees" means the Series 1987 Trustee and the Series 1992 Trustee.
"Project" means the Project as defined in the Project Certificate.
"Project Certificate" means the Company's Project and Refunding Certificate, delivered concurrently with the issuance of the Bonds, with respect to certain facts which are within the knowledge of the Company and certain reasonable assumptions of the Company, to enable Chapman and Cutler LLP, as Bond Counsel, to determine that interest on the Bonds is not includable in the gross income of the Owners of the Bonds for federal income tax purposes.
"Rebate Fund" means the Rebate Fund, if any, created and established pursuant to the Tax Agreement.
"Regulated Utility Company" means a corporation (or a limited liability company) engaged in the distribution of electricity, gas and/or water and which is regulated by the public utility commission where its primary distribution business is located.
"Remarketing Agent" means the remarketing agent, if any, appointed in accordance with Section 4.08 of the Indenture and any permitted successor thereto.
"Reorganization" means any reorganization, consolidation or merger of the Company or its affiliates, or any transfer or lease of a substantial portion of the assets of the Company or its affiliates, as a result of which the obligor under the Agreement or the obligor on the G&R Notes ceases to be a Regulated Utility Company.
"Series 1987 Bond Fund" means the fund established pursuant to Section 502 of the Series 1987 Indenture.
"Series 1987 Bonds" means the Issuer's Variable Rate Demand Pollution Control Refunding Revenue Bonds (Sierra Pacific Power Company Project) Series 1987, currently outstanding in the aggregate principal amount of $39,500,000.
"Series 1987 Indenture" means the Indenture of Trust dated March 1, 1987 between the Issuer and the Series 1987 Trustee, as trustee, pursuant to which the Series 1987 Bonds were issued.
"Series 1987 Trustee" means The Bank of New York Trust Company, N.A., as current trustee under the Series 1987 Indenture.
"Series 1992 Bond Fund" means the fund established pursuant to Section 5.02 of the Series 1992 Indenture.
"Series 1992 Bonds" means the Issuer's Pollution Control Refunding Revenue Bonds (Sierra Pacific Power Company Project) Series 1992A, currently outstanding in the aggregate principal amount of $10,250,000.
"Series 1992 Indenture" means the Indenture of Trust dated July 1, 1992 between the Issuer and the Series 1992 Trustee, as trustee, pursuant to which the Series 1992 Bonds were issued.
"Series 1992 Trustee" means The Bank of New York, as current trustee under the Series 1992 Indenture.
"State" means the State of Nevada.
"Tax Agreement" means the Tax Exemption Certificate and Agreement with respect to the Bonds, dated the date of delivery of the Bonds, among the Company, the Issuer and the Trustee, as from time to time amended and supplemented.
"Trust Estate" means the property conveyed to the Trustee pursuant to the Granting Clauses of the Indenture.
"Trustee" means The Bank of New York, as Trustee under the Indenture, and any successor Trustee appointed pursuant to Section 10.06 or 10.09 of the Indenture at the time serving as Trustee thereunder, and any separate or co-trustee serving as such thereunder.
All other terms used herein which are defined in the Indenture shall have the same meanings assigned them in the Indenture unless the context otherwise requires.
ARTICLE II
REPRESENTATIONS
SECTION 2.1. REPRESENTATIONS AND COVENANTS BY THE ISSUER. The Issuer makes the following representations and covenants as the basis for the undertakings on its part herein contained:
(a) The Issuer is a duly organized and existing political subdivision of the State of Nevada. Under the provisions of the Act, the Issuer is authorized to enter into the transactions contemplated by this Agreement, the Indenture and the Tax Agreement and to carry out its obligations hereunder and thereunder. The Issuer has duly authorized the execution and delivery of this Agreement, the Indenture and the Tax Agreement.
(b) The Bonds are to be issued under and secured by the Indenture, pursuant to which certain of the Issuer's interests in this Agreement and the Revenues derived by the Issuer pursuant to this Agreement will be pledged and assigned as security for payment of the principal of, premium, if any, and interest on, the Bonds.
(c) The Governing Body of the Issuer has found that the issuance of the Bonds will further the public purposes of the Act.
(d) The Issuer has not assigned and will not assign any of its interests in this Agreement other than pursuant to the Indenture.
(e) No member of the Governing Body of the Issuer, nor any other officer of the Issuer, has any interest, financial (other than ownership of less than one-tenth of one
percent (.1%) of the publicly traded securities issued by the Company or its affiliated corporations), employment or other, in the Company or in the transactions contemplated hereby.
SECTION 2.2. REPRESENTATIONS BY THE COMPANY. The Company makes the following representations as the basis for the undertakings on its part herein contained:
(a) The Company is a corporation duly incorporated under the laws of the State and is in good standing in the State, is qualified to do business as a foreign corporation in all other states and jurisdictions wherein the nature of the business transacted by the Company or the nature of the property owned or leased by it makes such licensing or qualification necessary, and has the power to enter into and by proper corporate action has been duly authorized to execute and deliver this Agreement and the Tax Agreement.
(b) Neither the execution and delivery of this Agreement or the Tax Agreement, the consummation of the transactions contemplated hereby and thereby, nor the fulfillment of or compliance with the terms and conditions of this Agreement and the Tax Agreement, conflicts with or results in a breach of any of the terms, conditions or provisions of any corporate restriction or any agreement or instrument to which the Company is now a party or by which it is bound, or constitutes a default under any of the foregoing, or results in the creation or imposition of any lien, charge or encumbrance whatsoever upon any of the property or assets of the Company under the terms of any instrument or agreement other than the Indenture.
(c) The statements, information and descriptions contained in the Project Certificate and the Tax Agreement, as of the date hereof and at the time of the delivery of the Bonds to the Underwriter, are and will be true, correct and complete, do not and will not contain any untrue statement or misleading statement of a material fact, and do not and will not omit to state a material fact required to be stated therein or necessary to make the statements, information and descriptions contained therein, in the light of the circumstances under which they were made, not misleading.
ARTICLE III
ISSUANCE OF THE BONDS
SECTION 3.1. AGREEMENT TO ISSUE BONDS; APPLICATION OF BOND PROCEEDS. In order to provide funds to lend to the Company to refund the Prior Bonds as provided in Section 4.1 hereof, the Issuer agrees that it will issue under the Indenture, sell and cause to be delivered to the Underwriter, its Bonds in the aggregate principal amount of $49,750,000, bearing interest and maturing as set forth in the Indenture. The Issuer will thereupon deposit the proceeds received from the sale of the Bonds as follows: (1) in the Bond Fund, a sum equal to the accrued interest, if any, paid by the Underwriter; and (2) $49,750,000 in the Prior Bonds Redemption Fund to be remitted by the Trustee to the Prior Trustees for deposit in the Prior Bond Funds to be used to pay to the owners thereof the principal of the Prior Bonds upon redemption thereof.
SECTION 3.2. DEPOSIT OF ADDITIONAL FUNDS BY COMPANY; REDEMPTION OF PRIOR BONDS. The Company covenants that such additional amounts as may be required to redeem the Prior Bonds in accordance with Section 3.1 hereof will be timely deposited with the Prior Trustee pursuant to the Prior Indentures for such purpose. Income derived from the investment of the proceeds of the Bonds deposited in the two accounts of the Prior Bonds Redemption Fund will be used, to the extent available, to satisfy the obligations of the Company specified in this Section 3.2. The Company covenants that it will cause the Prior Bonds to be redeemed within 90 days after the issuance and delivery of the Bonds.
SECTION 3.3. INVESTMENT OF MONEYS IN THE BOND FUND AND THE PRIOR BONDS REDEMPTION FUND. Except as otherwise herein provided, any moneys held as a part of the Bond Fund and the Prior Bonds Redemption Fund shall be invested or reinvested by the Trustee at the specific written direction of an Authorized Company Representative as to specific investments, to the extent permitted by law, in:
(a) bonds or other obligations of the United States of America;
(b) bonds or other obligations, the payment of the principal of and interest on which is unconditionally guaranteed by the United States of America;
(c) obligations issued or guaranteed as to principal and interest by any agency or person controlled or supervised by and acting as an instrumentality of the United States of America pursuant to authority granted by the Congress of the United States of America;
(d) obligations issued or guaranteed by any state of the United States of America, or any political subdivision of any such state, or in funds consisting of such obligations to the extent described in Section 1.148-8(e)(3)(iii) of the 1992 Treasury Regulations;
(e) prime commercial paper;
(f) prime finance company paper;
(g) bankers' acceptances drawn on and accepted by commercial banks;
(h) repurchase agreements fully secured by obligations issued or guaranteed as to principal and interest by the United States of America or by any person controlled or supervised by and acting as an instrumentality of the United States of America pursuant to authority granted by the Congress of the United States of America;
(i) certificates of deposit issued by commercial banks, including banks domiciled outside of the United States of America; and
(j) units of taxable government money market portfolios composed of obligations guaranteed as to principal and interest by the United States of America or repurchase agreements fully collateralized by such obligations.
The investments so purchased shall be held by the Trustee and shall be deemed at all times a part of the fund and the accounts therein, if any, for which they were made and the interest accruing thereon and any profit realized therefrom shall be credited to such fund and the accounts therein, if any, subject to the provisions of the Tax Agreement. The Company agrees that to the extent any moneys in the Bond Fund represent moneys held for the payment of particular Bonds, or to the extent that any moneys are held for the payment of the purchase price of Bonds pursuant to Article IV of the Indenture, such moneys shall not be invested.
SECTION 3.4. TAX EXEMPT STATUS OF BONDS. The Company covenants and agrees that it has not taken or permitted and will not take or permit any action which results in interest paid on the Bonds being included in gross income of the holders or beneficial owners of the Bonds for purposes of federal income taxation (other than a holder or beneficial owner who is a "substantial user" of the Project or a "related person" within the meaning of Section 103(b)(13) of the 1954 Code). The Company covenants that none of the proceeds of the Bonds or the payments to be made under this Agreement, or any other funds which may be deemed to be proceeds of the Bonds pursuant to Section 148(a) of the Code, will be invested or used in such a way, and that no actions will be taken or not taken, as to cause the Bonds to be treated as "arbitrage bonds" within the meaning of Section 148(a) of the Code. Without limiting the generality of the foregoing, the Company covenants and agrees that it will comply with the provisions of the Tax Agreement and the Project Certificate.
ARTICLE IV
LOAN AND PROVISIONS FOR REPAYMENT
SECTION 4.1. LOAN OF BOND PROCEEDS. (a) The Issuer agrees, upon the terms and conditions in this Agreement, to lend to the Company the proceeds (exclusive of accrued interest, if any) received by the Issuer from the sale of the Bonds in order to refund the Prior Bonds, and the Company agrees to apply the gross proceeds of such loan to the refunding of the Prior Bonds as set forth in Sections 3.1 and 3.2 hereof.
(b) The Issuer and the Company expressly reserve the right to enter into, to the extent permitted by law, an agreement or agreements other than this Agreement, with respect to the issuance by the Issuer, under an indenture or indentures other than the Indenture, of obligations to provide additional funds to refund all or any principal amount of the Bonds.
SECTION 4.2. LOAN REPAYMENTS AND OTHER AMOUNTS PAYABLE. (a) On each date provided in or pursuant to the Indenture for the payment (whether at maturity or upon redemption or acceleration) of principal of, and premium, if any, and interest on, the Bonds, until the principal of, and premium, if any, and interest on, the Bonds shall have been fully paid or provision for the payment thereof shall have been made in accordance with the Indenture, the Company shall pay to the Trustee in immediately available funds, for deposit in the Bond Fund,
as a repayment installment of the loan of the proceeds of the Bonds pursuant to
Section 4.1(a) hereof, a sum equal to the amount payable on such date (whether
at maturity or upon redemption or acceleration) as principal of, and premium, if
any, and interest on, the Bonds as provided in the Indenture; provided, however,
that the obligation of the Company to make any such repayment installment shall
be reduced by the amount of any moneys then on deposit in the Bond Fund and
available for such payment; and provided further, that the obligation of the
Company to make any such payment shall be deemed to be satisfied and discharged
to the extent provided for under a liquidity facility (if applicable) or under
the G&R Notes.
(b) The Company shall pay to the Trustee amounts equal to the amounts
to be paid by the Trustee for the purchase of Bonds pursuant to Article IV
of the Indenture. Such amounts shall be paid by the Company to the Trustee
in immediately available funds on the date such payments pursuant to
Section 4.05 of the Indenture are to be made; provided, however, that the
obligation of the Company to make any such payment shall be deemed to be
satisfied and discharged to the extent moneys are available from the source
described in clause (i) of Section 4.05(a) of the Indenture and to the
extent moneys are available under any liquidity facility (if applicable).
(c) The Company agrees to pay to the Trustee (i) the fees of the Trustee for the Ordinary Services rendered by it and an amount equal to the Ordinary Expenses incurred by it under the Indenture and the Tax Agreement, as and when the same become due, and (ii) the reasonable fees, charges and expenses of the Trustee for reasonable Extraordinary Services and Extraordinary Expenses, as and when the same become due, incurred under the Indenture and the Tax Agreement. The Company agrees that the Trustee, its officers, agents, servants and employees, shall not be liable for, and agrees that it will at all times indemnify and hold harmless the Trustee, its officers, agents, servants and employees against, and pay all expenses of the Trustee, its officers, agents, servants and employees, relating to any lawsuit, proceeding or claim and resulting from any action or omission taken or made by or on behalf of the Trustee, its officers, agents, servants and employees pursuant to this Agreement, the Indenture or the Tax Agreement, that may be occasioned by any cause (other than the negligence or willful misconduct of the Trustee, its officers, agents, servants and employees). In case any action shall be brought against the Trustee in respect of which indemnity may be sought against the Company, the Trustee shall promptly notify the Company in writing and the Company shall be entitled to assume control of the defense thereof, including the employment of Counsel reasonably satisfactory to the Trustee and the payment of all expenses. The Trustee shall have the right to employ separate Counsel in any such action and participate in the defense thereof, but the fees and expenses of such Counsel shall be paid by the Trustee unless (i) the employment of such Counsel has been authorized by the Company, (ii) the Trustee has determined (which determination may be based upon an opinion of counsel delivered to the Trustee and furnished to the Company) that there may be a conflict of interest of such Counsel retained by the Company between the Company and the Trustee in the conduct of such defense, (iii) the Company ceases or terminates the employment of such Counsel retained by the Company or (iv) such Counsel retained by the Company withdraws with respect to such defense. The Company shall not be liable for any settlement of any such action without its consent, but if any such action is settled with the consent of the Company or if there be final judgment for the plaintiff in any such action, the Company agrees to indemnify and hold harmless the Trustee from and against any loss or
liability by reason of such settlement or final judgment. The Company agrees that the indemnification provided herein shall survive the termination of this Agreement or the Indenture or the resignation of the Trustee. For purposes of this Section 4.2(c), the Trustee is deemed a third party beneficiary of this Agreement.
(d) The Company agrees to pay all costs incurred in connection with the issuance of the Bonds from sources other than Bond proceeds and the Issuer shall have no obligation with respect to such costs.
(e) The Company agrees to indemnify and hold harmless the Issuer and any member, officer, official or employee of the Issuer against any and all losses, costs, charges, expenses, judgments and liabilities created by or arising out of this Agreement, the Indenture, the Remarketing Agreement, the Auction Agreement, the Bond Purchase Agreement, any Broker-Dealer Agreement or the Tax Agreement or otherwise incurred in connection with the issuance of the Bonds. The Issuer may submit to the Company periodic statements, not more frequently than monthly, for its Administrative Expenses and the Company shall make payment to the Issuer of the full amount of each such statement within 30 days after the Company receives such statement.
(f) The Company agrees to pay (i) to the Remarketing Agent the reasonable fees, charges and expenses of such Remarketing Agent and (ii) to the Auction Agent the reasonable fees, charges and expenses of such Auction Agent, and the Issuer shall have no obligation or liability with respect to the payment of any such fees, charges or expenses.
(g) In the event the Company shall fail to make any of the payments required by (a) or (b) of this Section 4.2, the payment so in default shall continue as an obligation of the Company until the amount in default shall have been fully paid and the Company will pay interest to the extent permitted by law, on any overdue amount at the rate of interest borne by the Bonds on the date on which such amount became due and payable until paid. In the event that the Company shall fail to make any of the payments required by (c), (d), (e) or (f) of this Section 4.2, the payment so in default shall continue as an obligation of the Company until the amount in default shall have been fully paid, and the Company agrees to pay the same with interest thereon to the extent permitted by law at a rate 1% above the rate of interest then charged by the Trustee on 90-day commercial loans to its prime commercial borrowers until paid.
SECTION 4.3. NO DEFENSE OR SET-OFF. The obligation of the Company to make the payments pursuant to this Agreement shall be absolute and unconditional without defense or set-off by reason of any default by the Issuer under this Agreement or under any other agreement between the Company and the Issuer or for any other reason, it being the intention of the parties that the payments required hereunder will be paid in full when due without any delay or diminution whatsoever.
SECTION 4.4. PAYMENTS PLEDGED AND ASSIGNED. It is understood and agreed that all payments required to be made by the Company pursuant to Section 4.2 hereof (except payments made to the Trustee pursuant to Section 4.2(c) hereof, to the Remarketing Agent and the Auction Agent pursuant to Section 4.2(f) hereof, to the Issuer pursuant to Section 4.2(e) hereof and to any
or all the Issuer and the Trustee and the Remarketing Agent pursuant to Section 4.2(g) hereof) and certain rights of the Issuer hereunder are pledged and assigned by the Indenture. The Company consents to such pledge and assignment. The Issuer hereby directs the Company and the Company hereby agrees to pay or cause to be paid to the Trustee all said amounts except payments to be made to the Remarketing Agent and the Auction Agent pursuant to Section 4.2(f) hereof and payments to be made to the Issuer pursuant to Sections 4.2(e) and (g) hereof. The Project will not constitute any part of the security for the Bonds, except to the extent that the Trustee as holder of G&R Notes has a lien on property under the G&R Indenture.
SECTION 4.5. PAYMENT OF THE BONDS AND OTHER AMOUNTS. The Bonds and interest and premium, if any, thereon shall be payable solely from (i) payments made by the Company to the Trustee under Section 4.2(a) hereof and (ii) other moneys on deposit in the Bond Fund and available therefor.
Payments of principal of, and premium, if any, or interest on, the Bonds with moneys in the Bond Fund constituting proceeds from the sale of the Bonds or earnings on investments made under the provisions of the Indenture shall be credited against the obligation to pay required by Section 4.2(a) hereof.
Whenever any Bonds are redeemable in whole or in part at the option of the Company, the Trustee, on behalf of the Issuer, shall redeem the same upon the request of the Company and such redemption (unless conditional) shall be made from payments made by the Company to the Trustee under Section 4.2(a) hereof equal to the redemption price of such Bonds.
Whenever payment or provision therefor has been made in respect of the principal of, or premium, if any, or interest on, all or any portion of the Bonds in accordance with the Indenture (whether at maturity or upon redemption or acceleration or upon provision for payment in accordance with Article VIII of the Indenture), payments shall be deemed paid to the extent such payment or provision therefor has been made and is considered to be a payment of principal of, or premium, if any, or interest on, such Bonds. If such Bonds are thereby deemed paid in full, the Trustee shall notify the Company and the Issuer that such payment requirement has been satisfied. Subject to the foregoing, or unless the Company is entitled to a credit under this Agreement or the Indenture, all payments shall be in the full amount required by Section 4.2(a) hereof.
ARTICLE V
SPECIAL COVENANTS AND AGREEMENTS
SECTION 5.1. COMPANY TO MAINTAIN ITS CORPORATE EXISTENCE; CONDITIONS UNDER WHICH EXCEPTIONS PERMITTED. The Company agrees that during the term of this Agreement, it will maintain its corporate existence and its good standing in the State, will not dissolve or otherwise dispose of all or substantially all of its assets and will not consolidate with or merge into another corporation unless the acquirer of its assets or the corporation with which it shall consolidate or into which it shall merge shall (i) be a corporation organized under the laws of one of the states of the United States of America, (ii) be qualified to do business in the State, and
(iii) assume in writing all of the obligations of the Company under this Agreement and the Tax Agreement. Any transfer of all or substantially all of the Company's generation assets shall not be deemed to constitute a "disposition of all or substantially all of the Company's assets" within the meaning of the preceding paragraph. Any such transfer of the Company's generation assets shall not relieve the Company of any of its obligations under this Agreement.
The Company hereby agrees that so long as any of the Bonds are insured by a Bond Insurance Policy issued by the Bond Insurer and the Bond Insurer shall not have failed to comply with its payment obligations under such Policy, in the event of a Reorganization, unless otherwise consented to by the Bond Insurer, the obligations of the Company under, and in respect of, the Bonds, the G&R Notes, the G&R Indenture and the Agreement shall be assumed by, and shall become direct and primary obligations of, a Regulated Utility Company such that at all times the obligor under this Agreement and the obligor on the G&R Notes is a Regulated Utility Company. The Company shall deliver to the Bond Insurer a certificate of the president, any vice president or the treasurer and an opinion of counsel reasonably acceptable to the Bond Insurer stating in each case that such Reorganization complies with the provisions of this paragraph.
The Company need not comply with any of the provisions of this Section 5.1 if, at the time of such merger or consolidation, the Bonds will be defeased as provided in Article VIII of the Indenture. The Company need not comply with the provisions of the second paragraph of this Section 5.1 if the Bonds are redeemed as provided in Section 3.01(B)(3) of the Indenture or if the Bond Insurance Policy is terminated as described in Section 3.06 of the Indenture in connection with a purchase of the Bonds by the Company in lieu of their redemption.
SECTION 5.2. ANNUAL STATEMENT. The Company agrees to have an annual audit made by its regular independent certified public accountants and to furnish the Trustee (within 30 days after receipt by the Company) with a balance sheet and statement of income and surplus showing the financial condition of the Company and its consolidated subsidiaries, if any, at the close of each fiscal year and the results of operations of the Company and its consolidated subsidiaries, if any, for each fiscal year, accompanied by a report of said accountants that such statements have been prepared in accordance with generally accepted accounting principles. The Company's obligations under this Section 5.2 may be satisfied by delivering a copy of the Company's Annual Report on Form 10-K to the Trustee within 10 days after it is filed with the Securities and Exchange Commission.
Delivery of such reports, information and documents to the Trustee is for informational purposes only and the Trustee's receipt of such shall not constitute constructive notice of any information contained therein or determinable from information contained therein, including the Company's compliance with any of its covenants hereunder (as to which the Trustee is entitled to rely exclusively on officer's certificates).
SECTION 5.3. MAINTENANCE AND REPAIR; INSURANCE; TAXES; DISPOSITION. For so long as the Company shall own the Project, (i) the Company shall maintain or cause to be maintained the Project in good repair and keep it properly insured and shall promptly pay or cause to be paid all costs thereof, and (ii) the Company shall promptly pay or cause to be paid all installments of
taxes, installments of special assessments, and all governmental, utility and other charges with respect to the Project, when due. The Company may, at its own expense and in its own name in good faith contest or appeal any such taxes, assessments or other charges, or installments thereof, but shall not permit any such taxes, assessments or other charges, or installments thereof, to remain unpaid if such nonpayment shall subject the Project or any part thereof to loss or forfeiture. The Company, subject to the provisions of Section 3.4 hereof, is not required by this Agreement to operate, or cause to be operated, any portion of the Project after the Company shall deem in its discretion that such continued operation by the Company is not advisable, and in such event the Company may sell, lease or retire all or any such portion of the Project. Subject to the provisions of Section 3.4 hereof, the net proceeds from such sale, lease or other disposition, if any, shall belong to, and may be used for any lawful purpose by, the Company. Upon disposition of the Project in its entirety by the Company in accordance with this Section 5.3, the Company shall be discharged from its obligations to operate, maintain, repair and insure the Project as set forth in this Section 5.3. Any such sale, lease or other disposition shall comply with the requirements of the Tax Agreement. Under any and all circumstances, the Issuer shall have no obligation whatsoever with respect to the operation, maintenance, repair or insurance of the Project.
SECTION 5.4. RECORDATION AND OTHER INSTRUMENTS. The Company shall cause
such security agreements, financing statements and all supplements thereto and
other instruments as may be required from time to time to be kept, to be
recorded and filed in such manner and in such places as may be required by law
in order to fully preserve, protect and perfect the security of the Owners of
the Bonds and the rights of the Trustee, and to perfect the security interest
created by the Indenture. The Company agrees to abide by the provisions of
Section 5.11 of the Indenture to the extent applicable to the Company.
SECTION 5.5. NO WARRANTY BY THE ISSUER. The Issuer makes no warranty, either express or implied, as to the Project or that it will be suitable for the purposes of the Company or needs of the Company.
SECTION 5.6. AGREEMENT AS TO OWNERSHIP OF THE PROJECT. The Issuer and the Company agree that title to the Project shall not be in the Issuer, and that the Issuer shall have no interest in the Project.
SECTION 5.7. COMPANY TO FURNISH NOTICE OF RATE PERIOD ADJUSTMENTS;
LIQUIDITY FACILITY REQUIREMENTS; AUCTION RATE PERIOD PROVISIONS. The Company is
hereby granted the option to designate from time to time changes in Rate Periods
(and to rescind such changes) in the manner and to the extent set forth in
Section 2.03 of the Indenture. In the event the Company elects to exercise any
such option, the Company agrees that it shall cause notices of adjustments of
Rate Periods (or rescissions thereof) to be given to the Issuer, the Trustee and
the Remarketing Agent in accordance with Section 2.03(a), (b), (c), (d) or (e)
of the Indenture, and a copy of each such notice shall also be given at such
time to S&P and Moody's.
The Company hereby agrees that, so long as the Bonds are insured by a Bond Insurance Policy issued by the Bond Insurer and notwithstanding the provisions of Section 2.03 of the Indenture, it shall not give notice of its intention to adjust the Rate Period for the Bonds to a
Daily Rate Period, a Weekly Rate Period or a Flexible Rate Period until the Company shall provide a liquidity facility reasonably acceptable to the Bond Insurer from a liquidity facility provider reasonably acceptable to the Bond Insurer in accordance with the Bond Insurer's liquidity facility requirements to be effective on the related date of adjustment.
If during any Auction Rate Period (i) consisting of Auction Periods of 35 days or less, the Bonds shall bear interest at the Maximum Interest Rate for a period in excess of 180 days, or (ii) consisting of one Auction Period of 180 days or more, the Bonds shall bear interest at the Maximum Interest Rate for such Period, the Company shall notify the Bond Insurer in writing of such event and agrees to cooperate with the Bond Insurer to take all steps reasonably necessary to adjust the Rate Period on the Bonds as soon as reasonably practicable in accordance with the provisions of the Indenture to the Rate Period which the Remarketing Agent advises the Company and the Bond Insurer will be the lowest interest rate (taking into account all relevant costs) which would enable the Remarketing Agent to sell all the Bonds on the date of such adjustment at a price equal to 100% of the principal amount thereof (the "Lowest Interest Rate Period"). If at such time the Company shall be in default under the Agreement but the Bond Insurer shall not have failed to comply with its payment obligations under the Bond Insurance Policy, the Bond Insurer may, in its discretion, direct the Company to provide notice of the adjustment of the Rate Period on the Bonds to the Lowest Interest Rate Period in accordance with the provisions of Section 2.03 of the Indenture.
SECTION 5.8. INFORMATION REPORTING, ETC. The Issuer covenants and agrees that, upon the direction of the Company or Bond Counsel, it will mail or cause to be mailed to the Secretary of the Treasury (or his designee as prescribed by regulation, currently the Internal Revenue Service Center, Ogden, Utah) a statement setting forth the information required by Section 149(e) of the Code, which statement shall be in the form of the Information Return for Tax-Exempt Private Activity Bond Issues (Form 8038) of the Internal Revenue Service (or any successor form) and which shall be completed by the Company and Bond Counsel based in part upon information supplied by the Company and Bond Counsel.
SECTION 5.9. LIMITED LIABILITY OF ISSUER. Any obligation or liability of the Issuer created by or arising out of this Agreement or otherwise incurred in connection with the issuance of the Bonds (including without limitation any liability created by or arising out of the representations, warranties or covenants set forth herein or otherwise) shall not impose a debt or pecuniary liability upon the Issuer or the State or any political subdivision thereof, or a charge upon the general credit or taxing powers of any of the foregoing, but shall be payable solely out of the Revenues or other amounts payable by the Company to the Issuer hereunder or otherwise (including without limitation any amounts derived from indemnifications given by the Company).
Neither the issuance of the Bonds nor the delivery of this Agreement shall, directly or indirectly or contingently, obligate the Issuer or the State or any political subdivision thereof to levy any form of taxation therefor or to make any appropriation for their payment. Nothing in the Bonds or in the Indenture or this Agreement or the proceedings of the Issuer authorizing the Bonds or in the Act or in any other related document shall be construed to authorize the Issuer to create a debt of the Issuer or the State or any political subdivision thereof within the meaning of
any constitutional or statutory provision of the State. The principal of, and premium, if any, and interest on, the Bonds shall be payable solely from the funds pledged for their payment in accordance with the Indenture and available therefor under this Agreement. Neither the State nor any political subdivision thereof shall in any event be liable for the payment of the principal of, premium, if any, or interest on, the Bonds or for the performance of any pledge, obligation or agreement of any kind whatsoever which may be undertaken by the Issuer. No breach of any such pledge, obligation or agreement may impose any pecuniary liability upon the Issuer or the State or any political subdivision thereof, or any charge upon the general credit or against the taxing power of the Issuer or the State or any political subdivision thereof.
SECTION 5.10. INSPECTION OF PROJECT. The Company agrees that the Issuer and the Trustee and their duly authorized representatives shall have the right at all reasonable times to enter upon and examine and inspect the Project property and shall also be permitted, at all reasonable times, to examine the books and records of the Company insofar as they relate to the Project.
SECTION 5.11. INDENTURE COVENANTS. The Company covenants to observe and perform all of the obligations imposed on it under the Indenture.
ARTICLE VI
EVENTS OF DEFAULT AND REMEDIES
SECTION 6.1. EVENTS OF DEFAULT DEFINED. The following shall be "events of default" under this Agreement and the terms "event of default" or "default" shall mean, whenever they are used in this Agreement, any one or more of the following events:
(a) Failure by the Company to pay when due any amounts required to be paid under Section 4.2(a) hereof, which failure results in an event of default under subparagraph (a) or (b) of Section 9.01 of the Indenture; or
(b) Failure by the Company to pay or cause to be paid any payment required to be paid under Section 4.2(b) hereof, which failure results in an event of default under subparagraph (c) of Section 9.01 of the Indenture; or
(c) Failure by the Company to observe and perform any covenant, condition or agreement on its part to be observed or performed in this Agreement, other than as referred to in (a) and (b) above, for a period of 90 days after written notice, specifying such failure and requesting that it be remedied and stating that such notice is a "Notice of Default" hereunder, given to the Company by the Trustee or to the Company and the Trustee by the Issuer, unless the Issuer and the Trustee shall agree in writing to an extension of such time prior to its expiration; provided, however, if the failure stated in the notice cannot be corrected within the applicable period, the Issuer and the Trustee will not unreasonably withhold their consent to an extension of such time if corrective action is instituted within the applicable period and diligently pursued until the failure is corrected and such corrective action or diligent pursuit is evidenced to the Trustee by a certificate of an Authorized Company Representative; or
(d) A proceeding or case shall be commenced, without the application
or consent of the Company, in any court of competent jurisdiction seeking
(i) liquidation, reorganization, dissolution, winding-up or composition or
adjustment of debts, (ii) the appointment of a trustee, receiver,
custodian, liquidator or the like of the Company or of all or any
substantial part of its assets, or (iii) similar relief under any law
relating to bankruptcy, insolvency, reorganization, winding-up or
composition or adjustment of debts, and such proceeding or cause shall
continue undismissed, or an order, judgment, or decree approving or
ordering any of the foregoing shall be entered and shall continue in effect
for a period of 90 days; or an order for relief against the Company shall
be entered against the Company in an involuntary case under the Bankruptcy
Code (as now or hereafter in effect) or other applicable law; or
(e) The Company shall admit in writing its inability to pay its debts generally as they become due or shall file a petition in voluntary bankruptcy or shall make any general assignment for the benefit of its creditors, or shall consent to the appointment of a receiver or trustee of all or substantially all of its property, or shall commence a voluntary case under the Bankruptcy Code (as now or hereafter in effect), or shall file in any court of competent jurisdiction a petition seeking to take advantage of any other law relating to bankruptcy, insolvency, reorganization, winding-up or composition or adjustment of debts, or shall fail to controvert in a timely or appropriate manner, or acquiesce in writing to, any petition filed against it in an involuntary case under such Bankruptcy Code or other applicable law; or
(f) Dissolution or liquidation of the Company; provided that the term "dissolution or liquidation of the Company" shall not be construed to include the cessation of the corporate existence of the Company resulting either from a merger or consolidation of the Company into or with another corporation or a dissolution or liquidation of the Company following a transfer of all or substantially all of its assets as an entirety, under the conditions permitting such actions contained in Section 5.1 hereof; or
(g) The occurrence of an "event of default" under the Indenture.
The foregoing provisions of Section 6.1(c) are subject to the following limitations: If by reason of Force Majeure the Company is unable in whole or in part to carry out its agreements on its part herein contained, other than the obligations on the part of the Company contained in Article IV and Sections 5.3 and 6.4 hereof, the Company shall not be deemed in default during the continuance of such inability. The Company agrees, however, to remedy with all reasonable dispatch the cause or causes preventing the Company from carrying out its agreements; provided that the settlement of strikes, lockouts and other industrial disturbances shall be entirely within the discretion of the Company and the Company shall not be required to make settlement of strikes, lockouts and other industrial disturbances by acceding to the demands of the opposing party or parties when such course is in the sole judgment of the Company unfavorable to the Company.
SECTION 6.2. REMEDIES ON DEFAULT. Whenever any event of default referred to in Section 6.1 hereof shall have happened and be continuing, the Trustee, as assignee of the Issuer:
(a) shall, by notice in writing to the Company, declare the unpaid indebtedness under Section 4.2(a) hereof to be due and payable immediately, if concurrently with or prior to such notice the unpaid principal amount of the Bonds shall have been declared to be due and payable, and upon any such declaration the same (being an amount sufficient, together with other moneys available therefor in the Bond Fund, to pay the unpaid principal of, premium, if any, and interest accrued on, the Bonds) shall become and shall be immediately due and payable as liquidated damages; and
(b) may take whatever action at law or in equity as may appear necessary or desirable to collect the payments and other amounts then due and thereafter to become due hereunder or to enforce performance and observance of any obligation, agreement or covenant of the Company under this Agreement.
Any amounts collected pursuant to action taken under this Section 6.2 shall be paid into the Bond Fund (unless otherwise provided in this Agreement) and applied in accordance with the provisions of the Indenture. No action taken pursuant to this Section 6.2 shall relieve the Company from the Company's obligations pursuant to Section 4.2 hereof.
No recourse shall be had for any claim based on this Agreement against any officer, director or stockholder, past, present or future, of the Company as such, either directly or through the Company, under any constitutional provision, statute or rule of law, or by the enforcement of any assessment or by any legal or equitable proceeding or otherwise.
Nothing herein contained shall be construed to prevent the Issuer from enforcing directly any of its rights under Sections 4.2(e), 4.2(g), 5.3 and 6.4 hereof.
The Company shall promptly notify the Issuer of any action taken by the
Company under the grant of authority from the Issuer under the last paragraph of
Section 9.01 of the Indenture.
SECTION 6.3. NO REMEDY EXCLUSIVE. No remedy herein conferred upon or reserved to the Issuer is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the Issuer or the Trustee to exercise any remedy reserved to it in this Article, it shall not be necessary to give any notice, other than such notice as may be herein expressly required. Subject to the provisions of the Indenture and hereof, such rights and remedies as are given the Issuer hereunder shall also extend to the Trustee. The Owners of the Bonds, subject to the provisions of the Indenture, shall be entitled to the benefit of all covenants and agreements herein contained.
SECTION 6.4. AGREEMENT TO PAY FEES AND EXPENSES OF COUNSEL. In the event the Company should default under any of the provisions of this Agreement and the Issuer or the Trustee should employ Counsel or incur other expenses for the collection of the indebtedness hereunder or the enforcement of performance or observance of any obligation or agreement on the part of the Company herein contained, the Company agrees that it will on written demand therefor pay to the Trustee or the Issuer (or to the Counsel for either of such parties if directed by such party), the reasonable fees and expenses of such Counsel and such other expenses so incurred by or on behalf of the Issuer or the Trustee.
SECTION 6.5. NO ADDITIONAL WAIVER IMPLIED BY ONE WAIVER; CONSENTS TO
WAIVERS. In the event any agreement contained in this Agreement should be
breached by either party and thereafter waived by the other party, such waiver
shall be limited to the particular breach so waived and shall not be deemed to
waive any other breach hereunder. No waiver shall be effective unless in writing
and signed by the party making the waiver. The Issuer shall have no power to
waive any default hereunder by the Company without the consent of the Trustee to
such waiver. The Trustee shall have the power to waive any default by the
Company hereunder, except a default under Section 3.4, 4.2(e), 4.2(g), 5.3 or
6.4 hereof, in so far as it pertains to the Issuer, without the prior written
concurrence of the Issuer. Notwithstanding the foregoing, if, after the
acceleration of the maturity of the outstanding Bonds by the Trustee pursuant to
Section 9.02 of the Indenture, (i) all arrears of principal of and interest on
the outstanding Bonds and interest on overdue principal and (to the extent
permitted by law) on overdue installments of interest at the rate of interest
borne by the Bonds on the date on which such principal or interest became due
and payable and the premium, if any, on all Bonds then Outstanding which have
become due and payable otherwise than by acceleration, and all other sums
payable under the Indenture, except the principal of and the interest on such
Bonds which by such acceleration shall have become due and payable, shall have
been paid, (ii) all other things shall have been performed in respect of which
there was a default, (iii) there shall have been paid the reasonable fees and
expenses of the Trustee and of the Owners of such Bonds, including reasonable
attorneys' fees paid or incurred and (iv) such event of default under the
Indenture shall be waived in accordance with Section 9.09 of the Indenture with
the consequence that such acceleration under Section 9.02 of the Indenture is
rescinded, then the Company's default hereunder shall be deemed to have been
waived and its consequences rescinded and no further action or consent by the
Trustee or the Issuer shall be required; provided that there has been furnished
an opinion of Bond Counsel to the effect that such waiver will not adversely
affect the exemption from federal income taxes of interest on the Bonds.
ARTICLE VII
OPTIONS AND OBLIGATIONS OF COMPANY;
PREPAYMENTS; REDEMPTION OF BONDS
SECTION 7.1. OPTION TO PREPAY. The Company shall have, and is hereby granted, the option to prepay the payments due hereunder in whole or in part at any time or from time to time (a) to provide for the redemption of Bonds pursuant to the provisions of Section 3.01(A) of the Indenture or (b) to provide for the defeasance of the Bonds pursuant to Article VIII of the Indenture. In the event the Company elects to provide for the redemption of Bonds as permitted
by this Section, the Company shall notify and instruct the Trustee in accordance with Section 7.3 hereof to redeem all or any portion of the Bonds in advance of maturity. If the Company so elects, any redemption of Bonds pursuant to Section 3.01(A) of the Indenture may be made conditional.
SECTION 7.2. OBLIGATION TO PREPAY. The Company covenants and agrees that if all or any part of the Bonds are unconditionally called for redemption in accordance with the Indenture or become subject to mandatory redemption (except as otherwise provided in Section 3.02 of the Indenture), it will prepay the indebtedness hereunder in whole or in part in an amount sufficient to redeem such Bonds on the date fixed for the redemption of such Bonds.
SECTION 7.3. NOTICE OF PREPAYMENT. Upon the exercise of the option granted to the Company in Section 7.1 hereof, or upon the Company having knowledge of the occurrence of any event requiring mandatory redemption of the Bonds in accordance with Section 3.01(B) of the Indenture, the Company shall give written notice to the Issuer, the Remarketing Agent, the Auction Agent and the Trustee. The notice shall provide for the date of the application of the prepayment made by the Company hereunder to the retirement of the Bonds in whole or in part pursuant to call for redemption and shall be given by the Company not less than five Business Days prior to the date notice of such redemption must be given by the Trustee to the Bondholders as provided in Section 3.02 of the Indenture or such later date as is acceptable to the Trustee and the Issuer.
ARTICLE VIII
MISCELLANEOUS
SECTION 8.1. NOTICES. (a) Except as otherwise provided herein, all notices, certificates or other communications hereunder shall be sufficiently given if in writing and shall be deemed given when mailed by first class mail, postage prepaid, or by qualified overnight courier service, courier charges prepaid, or by facsimile (receipt of which is orally confirmed) addressed as follows: if to the Issuer, at 50 West Fifth Street, Room 203, Winnemucca Nevada 89445, or to telecopy number (775) 623-6449, Attention: Comptroller; if to the Company, at 6100 Neil Road, Reno, Nevada 89520, or to telecopy number (702) 227-2250, Attention: Treasurer; if to the Trustee, at 385 Rifle Camp Road, West Paterson, New Jersey 07424, or to telecopy number (973) 357-7840, Attention: Corporate Trust Services; if to the Remarketing Agent, at the address set forth in the Remarketing Agreement, if any; and if to the Auction Agent, at the address set forth in the Auction Agreement, if any. In case by reason of the suspension of regular mail service, it shall be impracticable to give notice by first class mail of any event to the Issuer, to the Company, to the Remarketing Agent, to the Auction Agent when such notice is required to be given pursuant to any provisions of this Agreement, then any manner of giving such notice as shall be satisfactory to the Trustee shall be deemed to be sufficient giving of such notice. The Issuer, the Company, the Trustee, the Remarketing Agent and the Auction Agent may, by notice pursuant to this Section 8.1, designate any different addresses to which subsequent notices, certificates or other communications shall be sent.
(b) The Trustee agrees to accept and act upon instructions or
directions pursuant to this Agreement sent by unsecured e-mail, facsimile
transmission or other similar unsecured electronic methods, provided,
however, that (a) the Company and/or Issuer, subsequent to such
transmission of written instructions, shall, upon request by the Trustee,
provide the originally executed instructions or directions to the Trustee,
(b) upon request by the Trustee, such originally executed instructions or
directions shall be signed by a person as may be designated and authorized
to sign for the Company and/or Issuer or in the name of the Company and/or
Issuer, by an authorized representative of the Company and/or Issuer, and
(c) upon the request by the Trustee, the Company and/or Issuer shall
provide to the Trustee an incumbency certificate listing such designated
persons, which incumbency certificate shall be amended whenever a person is
to be added or deleted from the listing. If the Company and/or Issuer
elects to give the Trustee e-mail or facsimile instructions (or
instructions by a similar electronic method) and the Trustee elects to act
upon such instructions, the Trustee's reasonable interpretation and
understanding of such instructions shall be deemed controlling. The Trustee
shall not be liable for any losses, costs or expenses arising directly or
indirectly from the Trustee's reasonable reliance upon and compliance with
such instructions notwithstanding that such instructions conflict or are
inconsistent with a subsequent written instruction.
SECTION 8.2. ASSIGNMENTS. This Agreement may not be assigned by either party without consent of the other and the Trustee, except that the Issuer shall assign to the Trustee its rights under this Agreement (except under Sections 4.2(e), 4.2(g), 5.3, and 6.4 hereof) as provided by Section 4.4 hereof, and the Company may assign its rights under this Agreement to any transferee or any surviving or resulting corporation as provided by Section 5.1 hereof.
SECTION 8.3. SEVERABILITY. If any provision of this Agreement shall be held or deemed to be or shall, in fact, be illegal, inoperative or unenforceable, the same shall not affect any other provision or provisions herein contained or render the same invalid, inoperative, or unenforceable to any extent whatever.
SECTION 8.4. EXECUTION OF COUNTERPARTS. This Agreement may be simultaneously executed in several counterparts, each of which shall be an original and all of which shall constitute but one and the same instrument.
SECTION 8.5. AMOUNTS REMAINING IN BOND FUND. It is agreed by the parties
hereto that after payment in full of (i) the Bonds (or provision for payment
thereof having been made in accordance with the provisions of the Indenture),
(ii) the fees, charges and expenses of the Trustee in accordance with the
Indenture, (iii) the Administrative Expenses, (iv) the fees and expenses of the
Remarketing Agent, the Auction Agent and the Issuer and (v) all other amounts
required to be paid under this Agreement and the Indenture, any amounts
remaining in the Bond Fund shall belong to and be paid to the Company by the
Trustee.
SECTION 8.6. AMENDMENTS, CHANGES AND MODIFICATIONS. This Agreement may be amended, changed, modified, altered or terminated only by written instrument executed by the Issuer and the Company, and only if the written consent of the Trustee thereto is obtained, and only in accordance with the provisions of Article XII of the Indenture.
SECTION 8.7. GOVERNING LAW. This Agreement shall be governed exclusively by and construed in accordance with the applicable laws of the State.
SECTION 8.8. AUTHORIZED ISSUER AND COMPANY REPRESENTATIVES. Whenever under the provisions of this Agreement the approval of the Issuer or the Company is required to take some action at the request of the other, such approval of such request shall be given for the Issuer by the Authorized Issuer Representative and for the Company by the Authorized Company Representative, and the other party hereto and the Trustee shall be authorized to act on any such approval or request and neither party hereto shall have any complaint against the other or against the Trustee as a result of any such action taken.
SECTION 8.9. TERM OF THE AGREEMENT. This Agreement shall be in full force and effect from its date to and including such date as all of the Bonds issued under the Indenture shall have been fully paid or retired (or provision for such payment shall have been made as provided in the Indenture), provided that all representations and certifications by the Company as to all matters affecting the tax-exempt status of the Bonds and the covenants of the Company in Sections 4.2(c), 4.2(d), 4.2(e), 4.2(f) and 4.2(g) hereof shall survive the termination of this Agreement.
SECTION 8.10. CANCELLATION AT EXPIRATION OF TERM. At the acceleration, termination or expiration of the term of this Agreement and following full payment of the Bonds or provision for payment thereof and of all other fees and charges having been made in accordance with the provisions of this Agreement and the Indenture, the Issuer shall deliver to the Company any documents and take or cause the Trustee to take such actions as may be necessary to effectuate the cancellation and evidence the termination of this Agreement.
SECTION 8.11. BOND INSURANCE. The payment of the principal of and interest on the Bonds when due is to be insured under, and to the extent provided in, the Bond Insurance Policy, including the endorsements thereto, to be issued by the Bond Insurer, and the Issuer and the Company agree to be bound by the provisions contained in Appendix C to the Indenture and the Company agrees to be bound by the provisions contained in the Insurance Agreement. In the event of any conflict between the provisions of Appendix C to the Indenture and the provisions of this Agreement, the provisions of Appendix C shall govern and control.
All references in this Agreement to the Bond Insurer shall only apply so long as a Bond Insurance Policy issued by the Bond Insurer is in effect for any of the Bonds (and the Bond Insurer has not failed to comply with its payment obligations under the Bond Insurance Policy).
IN WITNESS WHEREOF, the Issuer and the Company have caused this Agreement to be executed in their respective corporate names and their respective corporate seals to be hereunto affixed and attested by their duly authorized officers, all as of the date first above written.
HUMBOLDT COUNTY, NEVADA
(SEAL)
Attest:
SIERRA PACIFIC POWER COMPANY
(SEAL)
Attest:
IN WITNESS WHEREOF, the Issuer and the Company have caused this Agreement to be executed in their respective corporate names and their respective corporate seals to be hereunto affixed and attested by their duly authorized officers, all as of the date first above written.
HUMBOLDT COUNTY, NEVADA
(SEAL)
Attest:
SIERRA PACIFIC POWER COMPANY
(SEAL)
Attest:
Exhibit 10(C)
FINANCING AGREEMENT
Dated as of November 1, 2006
By and Between
WASHOE COUNTY, NEVADA
and
SIERRA PACIFIC POWER COMPANY
RELATING TO
GAS FACILITIES REFUNDING REVENUE BONDS
(SIERRA PACIFIC POWER COMPANY PROJECT)
SERIES 2006A
The amounts payable to the Issuer (except for amounts payable to, and certain rights and privileges of, the Issuer under Sections 4.2(e), 4.2(g), 5.3 and 6.4 hereof and any rights of the Issuer to receive any notices, certificates, requests, requisitions or communications hereunder) and certain other rights of the Issuer under this Financing Agreement have been pledged and assigned under the Indenture of Trust dated as of November 1, 2006, between the Issuer and The Bank of New York, as Trustee.
FINANCING AGREEMENT
TABLE OF CONTENTS
(This Table of Contents is not a part of this Agreement and is only for convenience of reference).
SECTION HEADING PAGE ------- ------- ---- ARTICLE I DEFINITIONS........................................... 1 ARTICLE II REPRESENTATIONS....................................... 5 Section 2.1. Representations and Covenants by the Issuer........... 5 Section 2.2. Representations by the Company........................ 6 ARTICLE III ISSUANCE OF THE BONDS................................. 7 Section 3.1. Agreement to Issue Bonds; Application of Bond Proceeds........................................... 7 Section 3.2. Deposit of Additional Funds by Company; Redemption of Prior Bonds........................................ 7 Section 3.3. Investment of Moneys in the Bond Fund and the Prior Bonds Redemption Fund.............................. 7 Section 3.4. Tax Exempt Status of Bonds............................ 8 ARTICLE IV LOAN AND PROVISIONS FOR REPAYMENT..................... 8 Section 4.1. Loan of Bond Proceeds................................. 8 Section 4.2. Loan Repayments and Other Amounts Payable............. 9 Section 4.3. No Defense or Set-Off................................. 11 Section 4.4. Payments Pledged and Assigned......................... 11 Section 4.5. Payment of the Bonds and Other Amounts................ 11 ARTICLE V SPECIAL COVENANTS AND AGREEMENTS...................... 12 Section 5.1. Company to Maintain its Corporate Existence; Conditions Under Which Exceptions Permitted........ 12 Section 5.2. Annual Statement...................................... 12 Section 5.3. Maintenance and Repair; Insurance; Taxes; Disposition........................................ 13 Section 5.4. Recordation and Other Instruments..................... 13 Section 5.5. No Warranty by the Issuer............................. 13 Section 5.6. Agreement as to Ownership of the Project.............. 14 Section 5.7. Company to Furnish Notice of Rate Period Adjustments; Liquidity Facility Requirements; Auction Rate Period Provisions.................................. 14 Section 5.8. Information Reporting, Etc............................ 14 |
Section 5.9. Limited Liability of Issuer........................... 15 Section 5.10. Inspection of Project................................. 15 Section 5.11. Indenture Covenants................................... 15 ARTICLE VI EVENTS OF DEFAULT AND REMEDIES........................ 15 Section 6.1. Events of Default Defined............................. 15 Section 6.2. Remedies on Default................................... 17 Section 6.3. No Remedy Exclusive................................... 18 Section 6.4. Agreement to Pay Fees and Expenses of Counsel......... 18 Section 6.5. No Additional Waiver Implied by One Waiver; Consents to Waivers......................................... 18 ARTICLE VII OPTIONS AND OBLIGATIONS OF COMPANY; PREPAYMENTS; REDEMPTION OF BONDS................................ 19 Section 7.1. Option to Prepay...................................... 19 Section 7.2. Obligation to Prepay.................................. 19 Section 7.3. Notice of Prepayment.................................. 19 ARTICLE VIII MISCELLANEOUS......................................... 19 Section 8.1. Notices............................................... 19 Section 8.2. Assignments........................................... 20 Section 8.3. Severability.......................................... 20 Section 8.4. Execution of Counterparts............................. 21 Section 8.5. Amounts Remaining in Bond Fund........................ 21 Section 8.6. Amendments, Changes and Modifications................. 21 Section 8.7. Governing Law......................................... 21 Section 8.8. Authorized Issuer and Company Representatives......... 21 Section 8.9. Term of the Agreement................................. 21 Section 8.10. Cancellation at Expiration of Term.................... 21 Section 8.11. Bond Insurance........................................ 21 Signature................................................................ 23 |
THIS FINANCING AGREEMENT made and entered into as of November 1, 2006, by and between WASHOE COUNTY, NEVADA, a political subdivision of the State of Nevada, party of the first part (hereinafter referred to as the "Issuer"), and SIERRA PACIFIC POWER COMPANY, a corporation duly organized and existing under the laws of the State of Nevada, party of the second part (hereinafter referred to as the "Company"),
WITNESSETH:
In consideration of the respective representations and agreements hereinafter contained, the parties hereto agree as follows (provided, that in the performance of the agreements of the Issuer herein contained, any obligation it may thereby incur shall not constitute or give rise to a pecuniary liability or a charge upon its general credit or against its taxing powers but shall be payable solely out of the Revenues (as hereinafter defined) derived from this Financing Agreement and the Bonds, as hereinafter defined):
ARTICLE I
DEFINITIONS
The following terms shall have the meanings specified in this Article unless the context clearly requires otherwise. The singular shall include the plural and the masculine shall include the feminine.
"Act" means the County Economic Development Revenue Bond Law, as amended, contained in Sections 244A.669 to 244A.763, inclusive, of the Nevada Revised Statutes.
"Administrative Expenses" means the reasonable and necessary expenses
(including the reasonable value of employee services and fees of Counsel)
incurred by the Issuer in connection with the Bonds, this Agreement, the
Indenture and any transaction or event contemplated by this Agreement or the
Indenture.
"Agreement" means this Financing Agreement by and between the Issuer and the Company, as from time to time amended and supplemented.
"Auction Agent" means the auction agent appointed in accordance with the provisions of the Indenture.
"Authorized Company Representative" means any person who, at the time, shall have been designated to act on behalf of the Company by a written certificate furnished to the Issuer, the Remarketing Agent and the Trustee containing the specimen signature of such person and signed on behalf of the Company by any officer of the Company. Such certificate may designate an alternate or alternates.
"Authorized Issuer Representative" means any person at the time designated to act on behalf of the Issuer by a written certificate furnished to the Company and the Trustee containing the specimen signature of such person and signed on behalf of the Issuer by its Chairman. Such certificate may designate an alternate or alternates.
"Bankruptcy Code" means the United States Bankruptcy Reform Act of 1978, as amended from time to time, or any substitute or replacement legislation.
"Bond" or "Bonds" means the Issuer's bonds identified in Section 2.02 of the Indenture.
"Bond Counsel" means the Counsel who renders the opinion as to the tax-exempt status of interest on the Bonds or other nationally recognized municipal bond counsel mutually acceptable to the Issuer and the Company.
"Bond Fund" means the fund created by Section 6.02 of the Indenture.
"Code" means the United States Internal Revenue Code of 1986, as amended, and regulations promulgated or proposed thereunder.
"Company" means Sierra Pacific Power Company, a Nevada corporation, and its successors and assigns and any surviving, resulting or transferee corporation as permitted in Section 5.1 hereof.
"Counsel" means an attorney at law or a firm of attorneys (who may be an employee of or counsel to the Issuer or the Company or the Trustee) duly admitted to the practice of law before the highest court of any state of the United States of America or of the District of Columbia.
"Delivery Agreement" means the Delivery Agreement dated the Dated Date, between the Company and the Trustee, as amended, supplemented or restated from time to time, pursuant to which the Company will issue to the Trustee the G&R Notes at the time of the initial authentication and delivery of the Bonds.
"Escrow Agreement" means the Escrow Agreement dated as of the Dated Date between the Company and the Series 1987 Trustee.
"Extraordinary Services" and "Extraordinary Expenses" means all services rendered and all expenses (including fees and expenses of Counsel) incurred under the Indenture and the Tax Agreement other than Ordinary Services and Ordinary Expenses.
"Force Majeure" means acts of God, strikes, lockouts or other industrial disturbances; acts of public enemies; orders or restraints of any kind of the governments of the United States or of the State, or any of their departments, agencies or officials, or any civil or military authority; insurrections; riots; landslides; lightning; earthquakes; fires; tornadoes; volcanoes; storms; droughts; floods; explosions, breakage, or malfunction or accident to machinery, transmission
lines, pipes or canals, even if resulting from negligence; civil disturbances; or any other cause not reasonably within the control of the Company.
"G&R Indenture" means the General and Refunding Mortgage Indenture dated as of May 1, 2001 between the Company and the G&R Trustee, as amended and supplemented.
"G&R Notes" means the Company's $58,700,000 General and Refunding Mortgage Note, Series N, No. 2, due August 1, 2031.
"G&R Trustee" means The Bank of New York, as trustee under the G&R Indenture or any successor trustee.
"Governing Body" means the Board of County Commissioners of the Issuer.
"Hereof," "herein," "hereunder" and other words of similar import refer to this Agreement as a whole.
"Indenture" means the Indenture of Trust relating to this Agreement between the Issuer and The Bank of New York, as Trustee, of even date herewith, pursuant to which the Bonds are authorized to be issued, including any indentures supplemental thereto or amendatory thereof.
"Issuer" means Washoe County, Nevada, and any successor body to the duties or functions of the Issuer.
"Ordinary Services" and "Ordinary Expenses" means those services normally rendered and those expenses including fees and expenses of Counsel, normally incurred by a trustee or paying agent under instruments similar to the Indenture and the Tax Agreement.
"Owner" or "owner of Bonds" means the Person or Persons in whose name or names a Bond shall be registered on books of the Issuer kept by the Registrar for that purpose in accordance with the terms of the Indenture.
"Person" means natural persons, firms, partnerships, associations, corporations, trusts and public bodies.
"Prior Bonds" means the Series 1987 Bonds, the Series 1990 Bonds and the Series 1992 Bonds.
"Prior Bond Funds" means the Series 1990 Bond Fund and the Series 1992 Bond Fund.
"Prior Indentures" means the Series 1987 Indenture, the Series 1990 Indenture and the Series 1992 Indenture.
"Prior Trustees" means the Series 1987 Trustee, the Series 1990 Trustee and the Series 1992 Trustee.
"Project" means the Project as defined in the Project Certificate.
"Project Certificate" means the Company's Project and Refunding Certificate, delivered concurrently with the issuance of the Bonds, with respect to certain facts which are within the knowledge of the Company and certain reasonable assumptions of the Company, to enable Chapman and Cutler LLP, as Bond Counsel, to determine that interest on the Bonds is not includable in the gross income of the Owners of the Bonds for federal income tax purposes.
"Rebate Fund" means the Rebate Fund, if any, created and established pursuant to the Tax Agreement.
"Regulated Utility Company" means a corporation (or a limited liability company) engaged in the distribution of electricity, gas and/or water and which is regulated by the applicable public service commissions in all of the states that comprise its service area.
"Remarketing Agent" means the remarketing agent, if any, appointed in accordance with Section 4.08 of the Indenture and any permitted successor thereto.
"Reorganization" means any reorganization, consolidation or merger of the Company or its affiliates, or any transfer or lease of a substantial portion of the assets of the Company or its affiliates, as a result of which the obligor under the Agreement or the obligor on the G&R Notes ceases to be a Regulated Utility Company.
"Series 1987 Bonds" means the Issuer's Variable Rate Demand Gas Facilities Revenue Bonds (Sierra Pacific Power Company Project) Series 1987, currently outstanding in the aggregate principal amount of $17,500,000.
"Series 1987 Indenture" means the Indenture of Trust dated December 1, 1987 between the Issuer and the Series 1987 Trustee, as trustee, pursuant to which the Series 1987 Bonds were issued.
"Series 1987 Trustee" means The Bank of New York, as current trustee under the Series 1987 Indenture.
"Series 1990 Bond Fund" means the fund established pursuant to Section 6.02 of the Series 1990 Indenture.
"Series 1990 Bonds" means the Issuer's Gas Facilities Revenue Bonds (Sierra Pacific Power Company Project) Series 1990, currently outstanding in the aggregate principal amount of $20,000,000.
"Series 1990 Indenture" means the Indenture of Trust dated September 1, 1990 between the Issuer and the Series 1990 Trustee, as trustee, pursuant to which the Series 1990 Bonds were issued.
"Series 1990 Trustee" means The Bank of New York, as current trustee under the Series 1990 Indenture.
"Series 1992 Bond Fund" means the fund established pursuant to Section 5.02 of the Series 1992 Indenture.
"Series 1992 Bonds" means the Issuer's Gas Facilities Revenue Bonds (Sierra Pacific Power Company Project) Series 1992, currently outstanding in the aggregate principal amount of $21,200,000.
"Series 1992 Indenture" means the Indenture of Trust dated November 1, 1992 between the Issuer and the Series 1992 Trustee, as trustee, pursuant to which the Series 1992 Bonds were issued.
"Series 1992 Trustee" means The Bank of New York, as current trustee under the Series 1992 Indenture.
"State" means the State of Nevada.
"Tax Agreement" means the Tax Exemption Certificate and Agreement with respect to the Bonds, dated the date of delivery of the Bonds, among the Company, the Issuer and the Trustee, as from time to time amended and supplemented.
"Trust Estate" means the property conveyed to the Trustee pursuant to the Granting Clauses of the Indenture.
"Trustee" means The Bank of New York, as Trustee under the Indenture, and any successor Trustee appointed pursuant to Section 10.06 or 10.09 of the Indenture at the time serving as Trustee thereunder, and any separate or co-trustee serving as such thereunder.
All other terms used herein which are defined in the Indenture shall have the same meanings assigned them in the Indenture unless the context otherwise requires.
ARTICLE II
REPRESENTATIONS
SECTION 2.1. REPRESENTATIONS AND COVENANTS BY THE ISSUER. The Issuer makes the following representations and covenants as the basis for the undertakings on its part herein contained:
(a) The Issuer is a duly organized and existing political subdivision of the State of Nevada. Under the provisions of the Act, the Issuer is authorized to enter into the transactions contemplated by this Agreement, the Indenture and the Tax Agreement and to carry out its obligations hereunder and thereunder. The Issuer has duly authorized the execution and delivery of this Agreement, the Indenture and the Tax Agreement.
(b) The Bonds are to be issued under and secured by the Indenture, pursuant to which certain of the Issuer's interests in this Agreement and the Revenues derived by the Issuer pursuant to this Agreement will be pledged and assigned as security for payment of the principal of, premium, if any, and interest on, the Bonds.
(c) The Governing Body of the Issuer has found that the issuance of the Bonds will further the public purposes of the Act.
(d) The Issuer has not assigned and will not assign any of its interests in this Agreement other than pursuant to the Indenture.
(e) No member of the Governing Body of the Issuer, nor any other officer of the Issuer, has any interest, financial (other than ownership of less than one-tenth of one percent (.1%) of the publicly traded securities issued by the Company or its affiliated corporations), employment or other, in the Company or in the transactions contemplated hereby.
SECTION 2.2. REPRESENTATIONS BY THE COMPANY. The Company makes the following representations as the basis for the undertakings on its part herein contained:
(a) The Company is a corporation duly incorporated under the laws of the State and is in good standing in the State, is qualified to do business as a foreign corporation in all other states and jurisdictions wherein the nature of the business transacted by the Company or the nature of the property owned or leased by it makes such licensing or qualification necessary, and has the power to enter into and by proper corporate action has been duly authorized to execute and deliver this Agreement and the Tax Agreement.
(b) Neither the execution and delivery of this Agreement or the Tax Agreement, the consummation of the transactions contemplated hereby and thereby, nor the fulfillment of or compliance with the terms and conditions of this Agreement and the Tax Agreement, conflicts with or results in a breach of any of the terms, conditions or provisions of any corporate restriction or any agreement or instrument to which the Company is now a party or by which it is bound, or constitutes a default under any of the foregoing, or results in the creation or imposition of any lien, charge or encumbrance whatsoever upon any of the property or assets of the Company under the terms of any instrument or agreement other than the Indenture.
(c) The statements, information and descriptions contained in the Project Certificate and the Tax Agreement, as of the date hereof and at the time of the delivery of the Bonds to the Underwriter, are and will be true, correct and complete, do not and will not contain any untrue statement or misleading statement of a material fact, and do not and will not omit to state a material fact required to be stated therein or necessary to make the statements, information and descriptions contained therein, in the light of the circumstances under which they were made, not misleading.
ARTICLE III
ISSUANCE OF THE BONDS
SECTION 3.1. AGREEMENT TO ISSUE BONDS; APPLICATION OF BOND PROCEEDS. In order to provide funds to lend to the Company to refund the Prior Bonds as provided in Section 4.1 hereof, the Issuer agrees that it will issue under the Indenture, sell and cause to be delivered to the Underwriter, its Bonds in the aggregate principal amount of $58,700,000, bearing interest and maturing as set forth in the Indenture. The Issuer will thereupon deposit the proceeds received from the sale of the Bonds as follows: (1) in the Bond Fund, a sum equal to the accrued interest, if any, paid by the Underwriter; (2) $41,200,000 in the Prior Bonds Redemption Fund to be remitted by the Trustee to the Series 1990 Trustee and the Series 1992 Trustee for deposit in the Prior Bond Funds to be used to pay to the owners thereof the principal of the Series 1990 Bonds and the Series 1992 Bonds upon redemption thereof; and (3) $17,500,000 with the Series 1987 Trustee under the Escrow Agreement to be used as provided therein.
SECTION 3.2. DEPOSIT OF ADDITIONAL FUNDS BY COMPANY; REDEMPTION OF PRIOR BONDS. The Company covenants that such additional amounts as may be required to redeem the Prior Bonds in accordance with Section 3.1 hereof will be timely deposited with the Prior Trustee pursuant to the Prior Indentures for such purpose. Income derived from the investment of the proceeds of the Bonds deposited in the two accounts of the Prior Bonds Redemption Fund will be used, to the extent available, to satisfy the obligations of the Company specified in this Section 3.2. The Company covenants that it will cause the Prior Bonds to be redeemed within 90 days after the issuance and delivery of the Bonds.
SECTION 3.3. INVESTMENT OF MONEYS IN THE BOND FUND AND THE PRIOR BONDS REDEMPTION FUND. Except as otherwise herein provided, any moneys held as a part of the Bond Fund and the Prior Bonds Redemption Fund shall be invested or reinvested by the Trustee at the specific written direction of an Authorized Company Representative as to specific investments, to the extent permitted by law, in:
(a) bonds or other obligations of the United States of America;
(b) bonds or other obligations, the payment of the principal of and interest on which is unconditionally guaranteed by the United States of America;
(c) obligations issued or guaranteed as to principal and interest by any agency or person controlled or supervised by and acting as an instrumentality of the United States of America pursuant to authority granted by the Congress of the United States of America;
(d) obligations issued or guaranteed by any state of the United States of America, or any political subdivision of any such state, or in funds consisting of such obligations to the extent described in Section 1.148-8(e)(3)(iii) of the 1992 Treasury Regulations;
(e) prime commercial paper;
(f) prime finance company paper;
(g) bankers' acceptances drawn on and accepted by commercial banks;
(h) repurchase agreements fully secured by obligations issued or guaranteed as to principal and interest by the United States of America or by any person controlled or supervised by and acting as an instrumentality of the United States of America pursuant to authority granted by the Congress of the United States of America;
(i) certificates of deposit issued by commercial banks, including banks domiciled outside of the United States of America; and
(j) units of taxable government money market portfolios composed of obligations guaranteed as to principal and interest by the United States of America or repurchase agreements fully collateralized by such obligations.
The investments so purchased shall be held by the Trustee and shall be deemed at all times a part of the fund and the accounts therein, if any, for which they were made and the interest accruing thereon and any profit realized therefrom shall be credited to such fund and the accounts therein, if any, subject to the provisions of the Tax Agreement. The Company agrees that to the extent any moneys in the Bond Fund represent moneys held for the payment of particular Bonds, or to the extent that any moneys are held for the payment of the purchase price of Bonds pursuant to Article IV of the Indenture, such moneys shall not be invested.
SECTION 3.4. TAX EXEMPT STATUS OF BONDS. The Company covenants and agrees
that it has not taken or permitted and will not take or permit any action which
results in interest paid on the Bonds being included in gross income of the
holders or beneficial owners of the Bonds for purposes of federal income
taxation (other than a holder or beneficial owner who is a "substantial user" of
the Project or a "related person" within the meaning of Section 147(a) of the
Code). The Company covenants that none of the proceeds of the Bonds or the
payments to be made under this Agreement, or any other funds which may be deemed
to be proceeds of the Bonds pursuant to Section 148(a) of the Code, will be
invested or used in such a way, and that no actions will be taken or not taken,
as to cause the Bonds to be treated as "arbitrage bonds" within the meaning of
Section 148(a) of the Code. Without limiting the generality of the foregoing,
the Company covenants and agrees that it will comply with the provisions of the
Tax Agreement and the Project Certificate.
ARTICLE IV
LOAN AND PROVISIONS FOR REPAYMENT
SECTION 4.1. LOAN OF BOND PROCEEDS. (a) The Issuer agrees, upon the terms and conditions in this Agreement, to lend to the Company the proceeds (exclusive of accrued interest, if any) received by the Issuer from the sale of the Bonds in order to refund the Prior Bonds, and
the Company agrees to apply the gross proceeds of such loan to the refunding of the Prior Bonds as set forth in Sections 3.1 and 3.2 hereof.
(b) The Issuer and the Company expressly reserve the right to enter into, to the extent permitted by law, an agreement or agreements other than this Agreement, with respect to the issuance by the Issuer, under an indenture or indentures other than the Indenture, of obligations to provide additional funds to refund all or any principal amount of the Bonds.
SECTION 4.2. LOAN REPAYMENTS AND OTHER AMOUNTS PAYABLE. (a) On each date
provided in or pursuant to the Indenture for the payment (whether at maturity or
upon redemption or acceleration) of principal of, and premium, if any, and
interest on, the Bonds, until the principal of, and premium, if any, and
interest on, the Bonds shall have been fully paid or provision for the payment
thereof shall have been made in accordance with the Indenture, the Company shall
pay to the Trustee in immediately available funds, for deposit in the Bond Fund,
as a repayment installment of the loan of the proceeds of the Bonds pursuant to
Section 4.1(a) hereof, a sum equal to the amount payable on such date (whether
at maturity or upon redemption or acceleration) as principal of, and premium, if
any, and interest on, the Bonds as provided in the Indenture; provided, however,
that the obligation of the Company to make any such repayment installment shall
be reduced by the amount of any moneys then on deposit in the Bond Fund and
available for such payment; and provided further, that the obligation of the
Company to make any such payment shall be deemed to be satisfied and discharged
to the extent provided for under a liquidity facility (if applicable) or under
the G&R Notes.
(b) The Company shall pay to the Trustee amounts equal to the amounts
to be paid by the Trustee for the purchase of Bonds pursuant to Article IV
of the Indenture. Such amounts shall be paid by the Company to the Trustee
in immediately available funds on the date such payments pursuant to
Section 4.05 of the Indenture are to be made; provided, however, that the
obligation of the Company to make any such payment shall be deemed to be
satisfied and discharged to the extent moneys are available from the source
described in clause (i) of Section 4.05(a) of the Indenture and to the
extent moneys are available under any liquidity facility (if applicable).
(c) The Company agrees to pay to the Trustee (i) the fees of the Trustee for the Ordinary Services rendered by it and an amount equal to the Ordinary Expenses incurred by it under the Indenture and the Tax Agreement, as and when the same become due, and (ii) the reasonable fees, charges and expenses of the Trustee for reasonable Extraordinary Services and Extraordinary Expenses, as and when the same become due, incurred under the Indenture and the Tax Agreement. The Company agrees that the Trustee, its officers, agents, servants and employees, shall not be liable for, and agrees that it will at all times indemnify and hold harmless the Trustee, its officers, agents, servants and employees against, and pay all expenses of the Trustee, its officers, agents, servants and employees, relating to any lawsuit, proceeding or claim and resulting from any action or omission taken or made by or on behalf of the Trustee, its officers, agents, servants and employees pursuant to this Agreement, the Indenture or the Tax Agreement, that may be occasioned by any cause (other than the negligence or willful misconduct of the Trustee, its officers, agents, servants and employees). In case any action shall be brought against the Trustee in respect of which indemnity may be sought against the
Company, the Trustee shall promptly notify the Company in writing and the Company shall be entitled to assume control of the defense thereof, including the employment of Counsel reasonably satisfactory to the Trustee and the payment of all expenses. The Trustee shall have the right to employ separate Counsel in any such action and participate in the defense thereof, but the fees and expenses of such Counsel shall be paid by the Trustee unless (i) the employment of such Counsel has been authorized by the Company, (ii) the Trustee has determined (which determination may be based upon an opinion of counsel delivered to the Trustee and furnished to the Company) that there may be a conflict of interest of such Counsel retained by the Company between the Company and the Trustee in the conduct of such defense, (iii) the Company ceases or terminates the employment of such Counsel retained by the Company or (iv) such Counsel retained by the Company withdraws with respect to such defense. The Company shall not be liable for any settlement of any such action without its consent, but if any such action is settled with the consent of the Company or if there be final judgment for the plaintiff in any such action, the Company agrees to indemnify and hold harmless the Trustee from and against any loss or liability by reason of such settlement or final judgment. The Company agrees that the indemnification provided herein shall survive the termination of this Agreement or the Indenture or the resignation of the Trustee. For purposes of this Section 4.2(c), the Trustee is deemed a third party beneficiary of this Agreement.
(d) The Company agrees to pay all costs incurred in connection with the issuance of the Bonds from sources other than Bond proceeds and the Issuer shall have no obligation with respect to such costs.
(e) The Company agrees to indemnify and hold harmless the Issuer and any member, officer, official or employee of the Issuer against any and all losses, costs, charges, expenses, judgments and liabilities created by or arising out of this Agreement, the Indenture, the Remarketing Agreement, the Auction Agreement, the Bond Purchase Agreement, any Broker- Dealer Agreement or the Tax Agreement or otherwise incurred in connection with the issuance of the Bonds. The Company agrees to pay the Issuer its Closing Fee in connection with the issuance of the Bonds in the amount of $50,000. The Issuer may submit to the Company periodic statements, not more frequently than monthly, for its Administrative Expenses and the Company shall make payment to the Issuer of the full amount of each such statement within 30 days after the Company receives such statement.
(f) The Company agrees to pay (i) to the Remarketing Agent the reasonable fees, charges and expenses of such Remarketing Agent and (ii) to the Auction Agent the reasonable fees, charges and expenses of such Auction Agent, and the Issuer shall have no obligation or liability with respect to the payment of any such fees, charges or expenses.
(g) In the event the Company shall fail to make any of the payments required by (a) or (b) of this Section 4.2, the payment so in default shall continue as an obligation of the Company until the amount in default shall have been fully paid and the Company will pay interest to the extent permitted by law, on any overdue amount at the rate of interest borne by the Bonds on the date on which such amount became due and payable until paid. In the event that the Company shall fail to make any of the payments required by (c), (d), (e) or (f) of this Section 4.2, the payment so in default shall continue as an obligation of the Company until the amount in default
shall have been fully paid, and the Company agrees to pay the same with interest thereon to the extent permitted by law at a rate 1% above the rate of interest then charged by the Trustee on 90-day commercial loans to its prime commercial borrowers until paid.
SECTION 4.3. NO DEFENSE OR SET-OFF. The obligation of the Company to make the payments pursuant to this Agreement shall be absolute and unconditional without defense or set-off by reason of any default by the Issuer under this Agreement or under any other agreement between the Company and the Issuer or for any other reason, it being the intention of the parties that the payments required hereunder will be paid in full when due without any delay or diminution whatsoever.
SECTION 4.4. PAYMENTS PLEDGED AND ASSIGNED. It is understood and agreed that all payments required to be made by the Company pursuant to Section 4.2 hereof (except payments made to the Trustee pursuant to Section 4.2(c) hereof, to the Remarketing Agent and the Auction Agent pursuant to Section 4.2(f) hereof, to the Issuer pursuant to Section 4.2(e) hereof and to any or all the Issuer and the Trustee and the Remarketing Agent pursuant to Section 4.2(g) hereof) and certain rights of the Issuer hereunder are pledged and assigned by the Indenture. The Company consents to such pledge and assignment. The Issuer hereby directs the Company and the Company hereby agrees to pay or cause to be paid to the Trustee all said amounts except payments to be made to the Remarketing Agent and the Auction Agent pursuant to Section 4.2(f) hereof and payments to be made to the Issuer pursuant to Sections 4.2(e) and (g) hereof. The Project will not constitute any part of the security for the Bonds, except to the extent that the Trustee as holder of G&R Notes has a lien on property under the G&R Indenture.
SECTION 4.5. PAYMENT OF THE BONDS AND OTHER AMOUNTS. The Bonds and interest and premium, if any, thereon shall be payable solely from (i) payments made by the Company to the Trustee under Section 4.2(a) hereof and (ii) other moneys on deposit in the Bond Fund and available therefor.
Payments of principal of, and premium, if any, or interest on, the Bonds with moneys in the Bond Fund constituting proceeds from the sale of the Bonds or earnings on investments made under the provisions of the Indenture shall be credited against the obligation to pay required by Section 4.2(a) hereof.
Whenever any Bonds are redeemable in whole or in part at the option of the Company, the Trustee, on behalf of the Issuer, shall redeem the same upon the request of the Company and such redemption (unless conditional) shall be made from payments made by the Company to the Trustee under Section 4.2(a) hereof equal to the redemption price of such Bonds.
Whenever payment or provision therefor has been made in respect of the principal of, or premium, if any, or interest on, all or any portion of the Bonds in accordance with the Indenture (whether at maturity or upon redemption or acceleration or upon provision for payment in accordance with Article VIII of the Indenture), payments shall be deemed paid to the extent such payment or provision therefor has been made and is considered to be a payment of principal of, or premium, if any, or interest on, such Bonds. If such Bonds are thereby deemed paid in full, the Trustee shall notify the Company and the Issuer that such payment requirement has been
satisfied. Subject to the foregoing, or unless the Company is entitled to a credit under this Agreement or the Indenture, all payments shall be in the full amount required by Section 4.2(a) hereof.
ARTICLE V
SPECIAL COVENANTS AND AGREEMENTS
SECTION 5.1. COMPANY TO MAINTAIN ITS CORPORATE EXISTENCE; CONDITIONS UNDER WHICH EXCEPTIONS PERMITTED. The Company agrees that during the term of this Agreement, it will maintain its corporate existence and its good standing in the State, will not dissolve or otherwise dispose of all or substantially all of its assets and will not consolidate with or merge into another corporation unless the acquirer of its assets or the corporation with which it shall consolidate or into which it shall merge shall (i) be a corporation organized under the laws of one of the states of the United States of America, (ii) be qualified to do business in the State, and (iii) assume in writing all of the obligations of the Company under this Agreement and the Tax Agreement. Any transfer of all or substantially all of the Company's generation assets shall not be deemed to constitute a "disposition of all or substantially all of the Company's assets" within the meaning of the preceding paragraph. Any such transfer of the Company's generation assets shall not relieve the Company of any of its obligations under this Agreement.
The Company hereby agrees that so long as any of the Bonds are insured by a Bond Insurance Policy issued by the Bond Insurer and the Bond Insurer shall not have failed to comply with its payment obligations under such Policy, in the event of a Reorganization, unless otherwise consented to by the Bond Insurer, the obligations of the Company under, and in respect of, the Bonds, the G&R Notes, the G&R Indenture and the Agreement shall be assumed by, and shall become direct and primary obligations of, a Regulated Utility Company such that at all times the obligor under this Agreement and the obligor on the G&R Notes is a Regulated Utility Company. The Company shall deliver to the Bond Insurer a certificate of the president, any vice president or the treasurer and an opinion of counsel reasonably acceptable to the Bond Insurer stating in each case that such Reorganization complies with the provisions of this paragraph.
The Company need not comply with any of the provisions of this Section 5.1 if, at the time of such merger or consolidation, the Bonds will be defeased as provided in Article VIII of the Indenture. The Company need not comply with the provisions of the second paragraph of this Section 5.1 if the Bonds are redeemed as provided in Section 3.01(B)(3) of the Indenture or if the Bond Insurance Policy is terminated as described in Section 3.06 of the Indenture in connection with a purchase of the Bonds by the Company in lieu of their redemption.
SECTION 5.2. ANNUAL STATEMENT. The Company agrees to have an annual audit made by its regular independent certified public accountants and to furnish the Trustee (within 30 days after receipt by the Company) with a balance sheet and statement of income and surplus showing the financial condition of the Company and its consolidated subsidiaries, if any, at the close of each fiscal year and the results of operations of the Company and its consolidated subsidiaries, if any, for each fiscal year, accompanied by a report of said accountants that such statements have
been prepared in accordance with generally accepted accounting principles. The Company's obligations under this Section 5.2 may be satisfied by delivering a copy of the Company's Annual Report on Form 10-K to the Trustee within 10 days after it is filed with the Securities and Exchange Commission.
Delivery of such reports, information and documents to the Trustee is for informational purposes only and the Trustee's receipt of such shall not constitute constructive notice of any information contained therein or determinable from information contained therein, including the Company's compliance with any of its covenants hereunder (as to which the Trustee is entitled to rely exclusively on officer's certificates).
SECTION 5.3. MAINTENANCE AND REPAIR; INSURANCE; TAXES; DISPOSITION. For so long as the Company shall own the Project, (i) the Company shall maintain or cause to be maintained the Project in good repair and keep it properly insured and shall promptly pay or cause to be paid all costs thereof, and (ii) the Company shall promptly pay or cause to be paid all installments of taxes, installments of special assessments, and all governmental, utility and other charges with respect to the Project, when due. The Company may, at its own expense and in its own name in good faith contest or appeal any such taxes, assessments or other charges, or installments thereof, but shall not permit any such taxes, assessments or other charges, or installments thereof, to remain unpaid if such nonpayment shall subject the Project or any part thereof to loss or forfeiture. The Company, subject to the provisions of Section 3.4 hereof, is not required by this Agreement to operate, or cause to be operated, any portion of the Project after the Company shall deem in its discretion that such continued operation by the Company is not advisable, and in such event the Company may sell, lease or retire all or any such portion of the Project. Subject to the provisions of Section 3.4 hereof, the net proceeds from such sale, lease or other disposition, if any, shall belong to, and may be used for any lawful purpose by, the Company. Upon disposition of the Project in its entirety by the Company in accordance with this Section 5.3, the Company shall be discharged from its obligations to operate, maintain, repair and insure the Project as set forth in this Section 5.3. Any such sale, lease or other disposition shall comply with the requirements of the Tax Agreement. Under any and all circumstances, the Issuer shall have no obligation whatsoever with respect to the operation, maintenance, repair or insurance of the Project.
SECTION 5.4. RECORDATION AND OTHER INSTRUMENTS. The Company shall cause
such security agreements, financing statements and all supplements thereto and
other instruments as may be required from time to time to be kept, to be
recorded and filed in such manner and in such places as may be required by law
in order to fully preserve, protect and perfect the security of the Owners of
the Bonds and the rights of the Trustee, and to perfect the security interest
created by the Indenture. The Company agrees to abide by the provisions of
Section 5.11 of the Indenture to the extent applicable to the Company.
SECTION 5.5. NO WARRANTY BY THE ISSUER. The Issuer makes no warranty, either express or implied, as to the Project or that it will be suitable for the purposes of the Company or needs of the Company.
SECTION 5.6. AGREEMENT AS TO OWNERSHIP OF THE PROJECT. The Issuer and the Company agree that title to the Project shall not be in the Issuer, and that the Issuer shall have no interest in the Project.
SECTION 5.7. COMPANY TO FURNISH NOTICE OF RATE PERIOD ADJUSTMENTS;
LIQUIDITY FACILITY REQUIREMENTS; AUCTION RATE PERIOD PROVISIONS. The Company is
hereby granted the option to designate from time to time changes in Rate Periods
(and to rescind such changes) in the manner and to the extent set forth in
Section 2.03 of the Indenture. In the event the Company elects to exercise any
such option, the Company agrees that it shall cause notices of adjustments of
Rate Periods (or rescissions thereof) to be given to the Issuer, the Trustee and
the Remarketing Agent in accordance with Section 2.03(a), (b), (c), (d) or (e)
of the Indenture, and a copy of each such notice shall also be given at such
time to S&P and Moody's.
The Company hereby agrees that, so long as the Bonds are insured by a Bond Insurance Policy issued by the Bond Insurer and notwithstanding the provisions of Section 2.03 of the Indenture, it shall not give notice of its intention to adjust the Rate Period for the Bonds to a Daily Rate Period, a Weekly Rate Period or a Flexible Rate Period until the Company shall provide a liquidity facility reasonably acceptable to the Bond Insurer from a liquidity facility provider reasonably acceptable to the Bond Insurer in accordance with the Bond Insurer's liquidity facility requirements to be effective on the related date of adjustment.
If during any Auction Rate Period (i) consisting of Auction Periods of 35 days or less, the Bonds shall bear interest at the Maximum Interest Rate for a period in excess of 180 days, or (ii) consisting of one Auction Period of 180 days or more, the Bonds shall bear interest at the Maximum Interest Rate for such Period, the Company shall notify the Bond Insurer in writing of such event and agrees to cooperate with the Bond Insurer to take all steps reasonably necessary to adjust the Rate Period on the Bonds as soon as reasonably practicable in accordance with the provisions of the Indenture to the Rate Period which the Remarketing Agent advises the Company and the Bond Insurer will be the lowest interest rate (taking into account all relevant costs) which would enable the Remarketing Agent to sell all the Bonds on the date of such adjustment at a price equal to 100% of the principal amount thereof (the "Lowest Interest Rate Period"). If at such time the Company shall be in default under the Agreement but the Bond Insurer shall not have failed to comply with its payment obligations under the Bond Insurance Policy, the Bond Insurer may, in its discretion, direct the Company to provide notice of the adjustment of the Rate Period on the Bonds to the Lowest Interest Rate Period in accordance with the provisions of Section 2.03 of the Indenture.
SECTION 5.8. INFORMATION REPORTING, ETC. The Issuer covenants and agrees that, upon the direction of the Company or Bond Counsel, it will mail or cause to be mailed to the Secretary of the Treasury (or his designee as prescribed by regulation, currently the Internal Revenue Service Center, Ogden, Utah) a statement setting forth the information required by Section 149(e) of the Code, which statement shall be in the form of the Information Return for Tax-Exempt Private Activity Bond Issues (Form 8038) of the Internal Revenue Service (or any successor form) and which shall be completed by the Company and Bond Counsel based in part upon information supplied by the Company and Bond Counsel.
SECTION 5.9. LIMITED LIABILITY OF ISSUER. Any obligation or liability of the Issuer created by or arising out of this Agreement or otherwise incurred in connection with the issuance of the Bonds (including without limitation any liability created by or arising out of the representations, warranties or covenants set forth herein or otherwise) shall not impose a debt or pecuniary liability upon the Issuer or the State or any political subdivision thereof, or a charge upon the general credit or taxing powers of any of the foregoing, but shall be payable solely out of the Revenues or other amounts payable by the Company to the Issuer hereunder or otherwise (including without limitation any amounts derived from indemnifications given by the Company).
Neither the issuance of the Bonds nor the delivery of this Agreement shall, directly or indirectly or contingently, obligate the Issuer or the State or any political subdivision thereof to levy any form of taxation therefor or to make any appropriation for their payment. Nothing in the Bonds or in the Indenture or this Agreement or the proceedings of the Issuer authorizing the Bonds or in the Act or in any other related document shall be construed to authorize the Issuer to create a debt of the Issuer or the State or any political subdivision thereof within the meaning of any constitutional or statutory provision of the State. The principal of, and premium, if any, and interest on, the Bonds shall be payable solely from the funds pledged for their payment in accordance with the Indenture and available therefor under this Agreement. Neither the State nor any political subdivision thereof shall in any event be liable for the payment of the principal of, premium, if any, or interest on, the Bonds or for the performance of any pledge, obligation or agreement of any kind whatsoever which may be undertaken by the Issuer. No breach of any such pledge, obligation or agreement may impose any pecuniary liability upon the Issuer or the State or any political subdivision thereof, or any charge upon the general credit or against the taxing power of the Issuer or the State or any political subdivision thereof.
SECTION 5.10. INSPECTION OF PROJECT. The Company agrees that the Issuer and the Trustee and their duly authorized representatives shall have the right at all reasonable times to enter upon and examine and inspect the Project property and shall also be permitted, at all reasonable times, to examine the books and records of the Company insofar as they relate to the Project.
SECTION 5.11. INDENTURE COVENANTS. The Company covenants to observe and perform all of the obligations imposed on it under the Indenture.
ARTICLE VI
EVENTS OF DEFAULT AND REMEDIES
SECTION 6.1. EVENTS OF DEFAULT DEFINED. The following shall be "events of default" under this Agreement and the terms "event of default" or "default" shall mean, whenever they are used in this Agreement, any one or more of the following events:
(a) Failure by the Company to pay when due any amounts required to be paid under Section 4.2(a) hereof, which failure results in an event of default under subparagraph (a) or (b) of Section 9.01 of the Indenture; or
(b) Failure by the Company to pay or cause to be paid any payment required to be paid under Section 4.2(b) hereof, which failure results in an event of default under subparagraph (c) of Section 9.01 of the Indenture; or
(c) Failure by the Company to observe and perform any covenant, condition or agreement on its part to be observed or performed in this Agreement, other than as referred to in (a) and (b) above, for a period of 90 days after written notice, specifying such failure and requesting that it be remedied and stating that such notice is a "Notice of Default" hereunder, given to the Company by the Trustee or to the Company and the Trustee by the Issuer, unless the Issuer and the Trustee shall agree in writing to an extension of such time prior to its expiration; provided, however, if the failure stated in the notice cannot be corrected within the applicable period, the Issuer and the Trustee will not unreasonably withhold their consent to an extension of such time if corrective action is instituted within the applicable period and diligently pursued until the failure is corrected and such corrective action or diligent pursuit is evidenced to the Trustee by a certificate of an Authorized Company Representative; or
(d) A proceeding or case shall be commenced, without the application
or consent of the Company, in any court of competent jurisdiction seeking
(i) liquidation, reorganization, dissolution, winding-up or composition or
adjustment of debts, (ii) the appointment of a trustee, receiver,
custodian, liquidator or the like of the Company or of all or any
substantial part of its assets, or (iii) similar relief under any law
relating to bankruptcy, insolvency, reorganization, winding-up or
composition or adjustment of debts, and such proceeding or cause shall
continue undismissed, or an order, judgment, or decree approving or
ordering any of the foregoing shall be entered and shall continue in effect
for a period of 90 days; or an order for relief against the Company shall
be entered against the Company in an involuntary case under the Bankruptcy
Code (as now or hereafter in effect) or other applicable law; or
(e) The Company shall admit in writing its inability to pay its debts generally as they become due or shall file a petition in voluntary bankruptcy or shall make any general assignment for the benefit of its creditors, or shall consent to the appointment of a receiver or trustee of all or substantially all of its property, or shall commence a voluntary case under the Bankruptcy Code (as now or hereafter in effect), or shall file in any court of competent jurisdiction a petition seeking to take advantage of any other law relating to bankruptcy, insolvency, reorganization, winding-up or composition or adjustment of debts, or shall fail to controvert in a timely or appropriate manner, or acquiesce in writing to, any petition filed against it in an involuntary case under such Bankruptcy Code or other applicable law; or
(f) Dissolution or liquidation of the Company; provided that the term "dissolution or liquidation of the Company" shall not be construed to include the cessation of the corporate existence of the Company resulting either from a merger or consolidation of the Company into or with another corporation or a dissolution or liquidation of the Company following a transfer of all or substantially all of its assets as
an entirety, under the conditions permitting such actions contained in
Section 5.1 hereof; or
(g) The occurrence of an "event of default" under the Indenture.
The foregoing provisions of Section 6.1(c) are subject to the following limitations: If by reason of Force Majeure the Company is unable in whole or in part to carry out its agreements on its part herein contained, other than the obligations on the part of the Company contained in Article IV and Sections 5.3 and 6.4 hereof, the Company shall not be deemed in default during the continuance of such inability. The Company agrees, however, to remedy with all reasonable dispatch the cause or causes preventing the Company from carrying out its agreements; provided that the settlement of strikes, lockouts and other industrial disturbances shall be entirely within the discretion of the Company and the Company shall not be required to make settlement of strikes, lockouts and other industrial disturbances by acceding to the demands of the opposing party or parties when such course is in the sole judgment of the Company unfavorable to the Company.
SECTION 6.2. REMEDIES ON DEFAULT. Whenever any event of default referred to in Section 6.1 hereof shall have happened and be continuing, the Trustee, as assignee of the Issuer:
(a) shall, by notice in writing to the Company, declare the unpaid indebtedness under Section 4.2(a) hereof to be due and payable immediately, if concurrently with or prior to such notice the unpaid principal amount of the Bonds shall have been declared to be due and payable, and upon any such declaration the same (being an amount sufficient, together with other moneys available therefor in the Bond Fund, to pay the unpaid principal of, premium, if any, and interest accrued on, the Bonds) shall become and shall be immediately due and payable as liquidated damages; and
(b) may take whatever action at law or in equity as may appear necessary or desirable to collect the payments and other amounts then due and thereafter to become due hereunder or to enforce performance and observance of any obligation, agreement or covenant of the Company under this Agreement.
Any amounts collected pursuant to action taken under this Section 6.2 shall be paid into the Bond Fund (unless otherwise provided in this Agreement) and applied in accordance with the provisions of the Indenture. No action taken pursuant to this Section 6.2 shall relieve the Company from the Company's obligations pursuant to Section 4.2 hereof.
No recourse shall be had for any claim based on this Agreement against any officer, director or stockholder, past, present or future, of the Company as such, either directly or through the Company, under any constitutional provision, statute or rule of law, or by the enforcement of any assessment or by any legal or equitable proceeding or otherwise.
Nothing herein contained shall be construed to prevent the Issuer from enforcing directly any of its rights under Sections 4.2(e), 4.2(g), 5.3 and 6.4 hereof.
The Company shall promptly notify the Issuer of any action taken by the
Company under the grant of authority from the Issuer under the last paragraph of
Section 9.01 of the Indenture.
SECTION 6.3. NO REMEDY EXCLUSIVE. No remedy herein conferred upon or reserved to the Issuer is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the Issuer or the Trustee to exercise any remedy reserved to it in this Article, it shall not be necessary to give any notice, other than such notice as may be herein expressly required. Subject to the provisions of the Indenture and hereof, such rights and remedies as are given the Issuer hereunder shall also extend to the Trustee. The Owners of the Bonds, subject to the provisions of the Indenture, shall be entitled to the benefit of all covenants and agreements herein contained.
SECTION 6.4. AGREEMENT TO PAY FEES AND EXPENSES OF COUNSEL. In the event the Company should default under any of the provisions of this Agreement and the Issuer or the Trustee should employ Counsel or incur other expenses for the collection of the indebtedness hereunder or the enforcement of performance or observance of any obligation or agreement on the part of the Company herein contained, the Company agrees that it will on written demand therefor pay to the Trustee or the Issuer (or to the Counsel for either of such parties if directed by such party), the reasonable fees and expenses of such Counsel and such other expenses so incurred by or on behalf of the Issuer or the Trustee.
SECTION 6.5. NO ADDITIONAL WAIVER IMPLIED BY ONE WAIVER; CONSENTS TO
WAIVERS. In the event any agreement contained in this Agreement should be
breached by either party and thereafter waived by the other party, such waiver
shall be limited to the particular breach so waived and shall not be deemed to
waive any other breach hereunder. No waiver shall be effective unless in writing
and signed by the party making the waiver. The Issuer shall have no power to
waive any default hereunder by the Company without the consent of the Trustee to
such waiver. The Trustee shall have the power to waive any default by the
Company hereunder, except a default under Section 3.4, 4.2(e), 4.2(g), 5.3 or
6.4 hereof, in so far as it pertains to the Issuer, without the prior written
concurrence of the Issuer. Notwithstanding the foregoing, if, after the
acceleration of the maturity of the outstanding Bonds by the Trustee pursuant to
Section 9.02 of the Indenture, (i) all arrears of principal of and interest on
the outstanding Bonds and interest on overdue principal and (to the extent
permitted by law) on overdue installments of interest at the rate of interest
borne by the Bonds on the date on which such principal or interest became due
and payable and the premium, if any, on all Bonds then Outstanding which have
become due and payable otherwise than by acceleration, and all other sums
payable under the Indenture, except the principal of and the interest on such
Bonds which by such acceleration shall have become due and payable, shall have
been paid, (ii) all other things shall have been performed in respect of which
there was a default, (iii) there shall have been paid the reasonable fees and
expenses of the Trustee and of the Owners of such Bonds, including reasonable
attorneys' fees paid or incurred and (iv) such event of default under the
Indenture shall be waived in accordance with Section 9.09 of the Indenture with
the consequence that such
acceleration under Section 9.02 of the Indenture is rescinded, then the Company's default hereunder shall be deemed to have been waived and its consequences rescinded and no further action or consent by the Trustee or the Issuer shall be required; provided that there has been furnished an opinion of Bond Counsel to the effect that such waiver will not adversely affect the exemption from federal income taxes of interest on the Bonds.
ARTICLE VII
OPTIONS AND OBLIGATIONS OF COMPANY;
PREPAYMENTS; REDEMPTION OF BONDS
SECTION 7.1. OPTION TO PREPAY. The Company shall have, and is hereby granted, the option to prepay the payments due hereunder in whole or in part at any time or from time to time (a) to provide for the redemption of Bonds pursuant to the provisions of Section 3.01(A) of the Indenture or (b) to provide for the defeasance of the Bonds pursuant to Article VIII of the Indenture. In the event the Company elects to provide for the redemption of Bonds as permitted by this Section, the Company shall notify and instruct the Trustee in accordance with Section 7.3 hereof to redeem all or any portion of the Bonds in advance of maturity. If the Company so elects, any redemption of Bonds pursuant to Section 3.01(A) of the Indenture may be made conditional.
SECTION 7.2. OBLIGATION TO PREPAY. The Company covenants and agrees that if all or any part of the Bonds are unconditionally called for redemption in accordance with the Indenture or become subject to mandatory redemption (except as otherwise provided in Section 3.02 of the Indenture), it will prepay the indebtedness hereunder in whole or in part in an amount sufficient to redeem such Bonds on the date fixed for the redemption of such Bonds.
SECTION 7.3. NOTICE OF PREPAYMENT. Upon the exercise of the option granted to the Company in Section 7.1 hereof, or upon the Company having knowledge of the occurrence of any event requiring mandatory redemption of the Bonds in accordance with Section 3.01(B) of the Indenture, the Company shall give written notice to the Issuer, the Remarketing Agent, the Auction Agent and the Trustee. The notice shall provide for the date of the application of the prepayment made by the Company hereunder to the retirement of the Bonds in whole or in part pursuant to call for redemption and shall be given by the Company not less than five Business Days prior to the date notice of such redemption must be given by the Trustee to the Bondholders as provided in Section 3.02 of the Indenture or such later date as is acceptable to the Trustee and the Issuer.
ARTICLE VIII
MISCELLANEOUS
SECTION 8.1. NOTICES. (a) Except as otherwise provided herein, all notices, certificates or other communications hereunder shall be sufficiently given if in writing and shall be deemed given when mailed by first class mail, postage prepaid, or by qualified overnight courier service,
courier charges prepaid, or by facsimile (receipt of which is orally confirmed)
addressed as follows: if to the Issuer, at 1001 East Ninth Street, Building A,
Room 225, Reno, Nevada 89512, or to telecopy number (775) 328-2037, Attention:
Finance Director; if to the Company, at 6100 Neil Road, Reno, Nevada 89520, or
to telecopy number (702) 227-2250, Attention: Treasurer; if to the Trustee, at
385 Rifle Camp Road, West Paterson, New Jersey 07424, or to telecopy number
(973) 357-7840, Attention: Corporate Trust Services; if to the Remarketing
Agent, at the address set forth in the Remarketing Agreement, if any; and if to
the Auction Agent, at the address set forth in the Auction Agreement, if any. In
case by reason of the suspension of regular mail service, it shall be
impracticable to give notice by first class mail of any event to the Issuer, to
the Company, to the Remarketing Agent, to the Auction Agent when such notice is
required to be given pursuant to any provisions of this Agreement, then any
manner of giving such notice as shall be satisfactory to the Trustee shall be
deemed to be sufficient giving of such notice. The Issuer, the Company, the
Trustee, the Remarketing Agent and the Auction Agent may, by notice pursuant to
this Section 8.1, designate any different addresses to which subsequent notices,
certificates or other communications shall be sent.
(b) The Trustee agrees to accept and act upon instructions or
directions pursuant to this Agreement sent by unsecured e-mail, facsimile
transmission or other similar unsecured electronic methods, provided,
however, that (a) the Company and/or Issuer, subsequent to such
transmission of written instructions, shall, upon request by the Trustee,
provide the originally executed instructions or directions to the Trustee,
(b) upon request by the Trustee, such originally executed instructions or
directions shall be signed by a person as may be designated and authorized
to sign for the Company and/or Issuer or in the name of the Company and/or
Issuer, by an authorized representative of the Company and/or Issuer, and
(c) upon the request by the Trustee, the Company and/or Issuer shall
provide to the Trustee an incumbency certificate listing such designated
persons, which incumbency certificate shall be amended whenever a person is
to be added or deleted from the listing. If the Company and/or Issuer
elects to give the Trustee e-mail or facsimile instructions (or
instructions by a similar electronic method) and the Trustee elects to act
upon such instructions, the Trustee's reasonable interpretation and
understanding of such instructions shall be deemed controlling. The Trustee
shall not be liable for any losses, costs or expenses arising directly or
indirectly from the Trustee's reasonable reliance upon and compliance with
such instructions notwithstanding that such instructions conflict or are
inconsistent with a subsequent written instruction.
SECTION 8.2. ASSIGNMENTS. This Agreement may not be assigned by either party without consent of the other and the Trustee, except that the Issuer shall assign to the Trustee its rights under this Agreement (except under Sections 4.2(e), 4.2(g), 5.3, and 6.4 hereof) as provided by Section 4.4 hereof, and the Company may assign its rights under this Agreement to any transferee or any surviving or resulting corporation as provided by Section 5.1 hereof.
SECTION 8.3. SEVERABILITY. If any provision of this Agreement shall be held or deemed to be or shall, in fact, be illegal, inoperative or unenforceable, the same shall not affect any other provision or provisions herein contained or render the same invalid, inoperative, or unenforceable to any extent whatever.
SECTION 8.4. EXECUTION OF COUNTERPARTS. This Agreement may be simultaneously executed in several counterparts, each of which shall be an original and all of which shall constitute but one and the same instrument.
SECTION 8.5. AMOUNTS REMAINING IN BOND FUND. It is agreed by the parties
hereto that after payment in full of (i) the Bonds (or provision for payment
thereof having been made in accordance with the provisions of the Indenture),
(ii) the fees, charges and expenses of the Trustee in accordance with the
Indenture, (iii) the Administrative Expenses, (iv) the fees and expenses of the
Remarketing Agent, the Auction Agent and the Issuer and (v) all other amounts
required to be paid under this Agreement and the Indenture, any amounts
remaining in the Bond Fund shall belong to and be paid to the Company by the
Trustee.
SECTION 8.6. AMENDMENTS, CHANGES AND MODIFICATIONS. This Agreement may be amended, changed, modified, altered or terminated only by written instrument executed by the Issuer and the Company, and only if the written consent of the Trustee thereto is obtained, and only in accordance with the provisions of Article XII of the Indenture.
SECTION 8.7. GOVERNING LAW. This Agreement shall be governed exclusively by and construed in accordance with the applicable laws of the State.
SECTION 8.8. AUTHORIZED ISSUER AND COMPANY REPRESENTATIVES. Whenever under the provisions of this Agreement the approval of the Issuer or the Company is required to take some action at the request of the other, such approval of such request shall be given for the Issuer by the Authorized Issuer Representative and for the Company by the Authorized Company Representative, and the other party hereto and the Trustee shall be authorized to act on any such approval or request and neither party hereto shall have any complaint against the other or against the Trustee as a result of any such action taken.
SECTION 8.9. TERM OF THE AGREEMENT. This Agreement shall be in full force and effect from its date to and including such date as all of the Bonds issued under the Indenture shall have been fully paid or retired (or provision for such payment shall have been made as provided in the Indenture), provided that all representations and certifications by the Company as to all matters affecting the tax-exempt status of the Bonds and the covenants of the Company in Sections 4.2(c), 4.2(d), 4.2(e), 4.2(f) and 4.2(g) hereof shall survive the termination of this Agreement.
SECTION 8.10. CANCELLATION AT EXPIRATION OF TERM. At the acceleration, termination or expiration of the term of this Agreement and following full payment of the Bonds or provision for payment thereof and of all other fees and charges having been made in accordance with the provisions of this Agreement and the Indenture, the Issuer shall deliver to the Company any documents and take or cause the Trustee to take such actions as may be necessary to effectuate the cancellation and evidence the termination of this Agreement.
SECTION 8.11. BOND INSURANCE. The payment of the principal of and interest on the Bonds when due is to be insured under, and to the extent provided in, the Bond Insurance Policy, including the endorsements thereto, to be issued by the Bond Insurer, and the Issuer and the
Company agree to be bound by the provisions contained in Appendix C to the Indenture and the Company agrees to be bound by the provisions contained in the Insurance Agreement. In the event of any conflict between the provisions of Appendix C to the Indenture and the provisions of this Agreement, the provisions of Appendix C shall govern and control.
All references in this Agreement to the Bond Insurer shall only apply so long as a Bond Insurance Policy issued by the Bond Insurer is in effect for any of the Bonds (and the Bond Insurer has not failed to comply with its payment obligations under the Bond Insurance Policy).
IN WITNESS WHEREOF, the Issuer and the Company have caused this Agreement to be executed in their respective corporate names and their respective corporate seals to be hereunto affixed and attested by their duly authorized officers, all as of the date first above written.
WASHOE COUNTY, NEVADA
(SEAL)
Attest:
SIERRA PACIFIC POWER COMPANY
(SEAL)
Attest:
IN WITNESS WHEREOF, the Issuer and the Company have caused this Agreement to be executed in their respective corporate names and their respective corporate seals to be hereunto affixed and attested by their duly authorized officers, all as of the date first above written.
WASHOE COUNTY, NEVADA
(SEAL)
Attest:
SIERRA PACIFIC POWER COMPANY
(SEAL)
Attest:
Exhibit 10(D)
FINANCING AGREEMENT
Dated as of November 1, 2006
By and Between
WASHOE COUNTY, NEVADA
and
SIERRA PACIFIC POWER COMPANY
RELATING TO
WATER FACILITIES REFUNDING REVENUE BONDS
(SIERRA PACIFIC POWER COMPANY PROJECT)
SERIES 2006B
The amounts payable to the Issuer (except for amounts payable to, and certain rights and privileges of, the Issuer under Sections 4.2(e), 4.2(g), 5.3 and 6.4 hereof and any rights of the Issuer to receive any notices, certificates, requests, requisitions or communications hereunder) and certain other rights of the Issuer under this Financing Agreement have been pledged and assigned under the Indenture of Trust dated as of November 1, 2006, between the Issuer and The Bank of New York, as Trustee.
FINANCING AGREEMENT
TABLE OF CONTENTS
(This Table of Contents is not a part of this Agreement and is only for convenience of reference).
SECTION HEADING PAGE ------- ------- ---- ARTICLE I DEFINITIONS............................................. 1 ARTICLE II REPRESENTATIONS......................................... 5 Section 2.1. Representations and Covenants by the Issuer............. 5 Section 2.2. Representations by the Company.......................... 5 ARTICLE III ISSUANCE OF THE BONDS................................... 6 Section 3.1. Agreement to Issue Bonds; Application of Bond Proceeds.. 6 Section 3.2. Deposit of Additional Funds by Company.................. 6 Section 3.3. Investment of Moneys in the Bond Fund................... 6 Section 3.4. Tax Exempt Status of Bonds.............................. 7 ARTICLE IV LOAN AND PROVISIONS FOR REPAYMENT....................... 8 Section 4.1. Loan of Bond Proceeds................................... 8 Section 4.2. Loan Repayments and Other Amounts Payable............... 8 Section 4.3. No Defense or Set-Off................................... 10 Section 4.4. Payments Pledged and Assigned........................... 10 Section 4.5. Payment of the Bonds and Other Amounts.................. 10 ARTICLE V SPECIAL COVENANTS AND AGREEMENTS........................ 11 Section 5.1. Company to Maintain its Corporate Existence; Conditions Under Which Exceptions Permitted..................... 11 Section 5.2. Annual Statement........................................ 12 Section 5.3. Reserved................................................ 12 Section 5.4. Recordation and Other Instruments....................... 12 Section 5.5. No Warranty by the Issuer............................... 12 Section 5.6. Agreement as to Ownership of the Project................ 12 Section 5.7. Company to Furnish Notice of Rate Period Adjustments; Liquidity Facility Requirements; Auction Rate Period Provisions........................................... 12 Section 5.8. Information Reporting, Etc.............................. 13 Section 5.9. Limited Liability of Issuer............................. 13 Section 5.10. Reserved................................................ 14 |
Section 5.11. Indenture Covenants..................................... 14 ARTICLE VI EVENTS OF DEFAULT AND REMEDIES.......................... 14 Section 6.1. Events of Default Defined............................... 14 Section 6.2. Remedies on Default..................................... 16 Section 6.3. No Remedy Exclusive..................................... 16 Section 6.4. Agreement to Pay Fees and Expenses of Counsel........... 17 Section 6.5. No Additional Waiver Implied by One Waiver; Consents to Waivers.............................................. 17 ARTICLE VII OPTIONS AND OBLIGATIONS OF COMPANY; PREPAYMENTS; REDEMPTION OF BONDS.................................. 18 Section 7.1. Option to Prepay........................................ 18 Section 7.2. Obligation to Prepay.................................... 18 Section 7.3. Notice of Prepayment.................................... 18 ARTICLE VIII MISCELLANEOUS........................................... 18 Section 8.1. Notices................................................. 18 Section 8.2. Assignments............................................. 19 Section 8.3. Severability............................................ 19 Section 8.4. Execution of Counterparts............................... 19 Section 8.5. Amounts Remaining in Bond Fund.......................... 19 Section 8.6. Amendments, Changes and Modifications................... 20 Section 8.7. Governing Law........................................... 20 Section 8.8. Authorized Issuer and Company Representatives........... 20 Section 8.9. Term of the Agreement................................... 20 Section 8.10. Cancellation at Expiration of Term...................... 20 Section 8.11. Bond Insurance.......................................... 20 Signature................................................................ 21 |
THIS FINANCING AGREEMENT made and entered into as of November 1, 2006, by and between WASHOE COUNTY, NEVADA, a political subdivision of the State of Nevada, party of the first part (hereinafter referred to as the "Issuer"), and SIERRA PACIFIC POWER COMPANY, a corporation duly organized and existing under the laws of the State of Nevada, party of the second part (hereinafter referred to as the "Company"),
WITNESSETH:
In consideration of the respective representations and agreements hereinafter contained, the parties hereto agree as follows (provided, that in the performance of the agreements of the Issuer herein contained, any obligation it may thereby incur shall not constitute or give rise to a pecuniary liability or a charge upon its general credit or against its taxing powers but shall be payable solely out of the Revenues (as hereinafter defined) derived from this Financing Agreement and the Bonds, as hereinafter defined):
ARTICLE I
DEFINITIONS
The following terms shall have the meanings specified in this Article unless the context clearly requires otherwise. The singular shall include the plural and the masculine shall include the feminine.
"Act" means the County Economic Development Revenue Bond Law, as amended, contained in Sections 244A.669 to 244A.763, inclusive, of the Nevada Revised Statutes.
"Administrative Expenses" means the reasonable and necessary expenses
(including the reasonable value of employee services and fees of Counsel)
incurred by the Issuer in connection with the Bonds, this Agreement, the
Indenture and any transaction or event contemplated by this Agreement or the
Indenture.
"Agreement" means this Financing Agreement by and between the Issuer and the Company, as from time to time amended and supplemented.
"Auction Agent" means the auction agent appointed in accordance with the provisions of the Indenture.
"Authorized Company Representative" means any person who, at the time, shall have been designated to act on behalf of the Company by a written certificate furnished to the Issuer, the Remarketing Agent and the Trustee containing the specimen signature of such person and signed on behalf of the Company by any officer of the Company. Such certificate may designate an alternate or alternates.
"Authorized Issuer Representative" means any person at the time designated to act on behalf of the Issuer by a written certificate furnished to the Company and the Trustee containing the specimen signature of such person and signed on behalf of the Issuer by its Chairman. Such certificate may designate an alternate or alternates.
"Bankruptcy Code" means the United States Bankruptcy Reform Act of 1978, as amended from time to time, or any substitute or replacement legislation.
"Bond" or "Bonds" means the Issuer's bonds identified in Section 2.02 of the Indenture.
"Bond Counsel" means the Counsel who renders the opinion as to the tax-exempt status of interest on the Bonds or other nationally recognized municipal bond counsel mutually acceptable to the Issuer and the Company.
"Bond Fund" means the fund created by Section 6.02 of the Indenture.
"Code" means the United States Internal Revenue Code of 1986, as amended, and regulations promulgated or proposed thereunder.
"Company" means Sierra Pacific Power Company, a Nevada corporation, and its successors and assigns and any surviving, resulting or transferee corporation as permitted in Section 5.1 hereof.
"Counsel" means an attorney at law or a firm of attorneys (who may be an employee of or counsel to the Issuer or the Company or the Trustee) duly admitted to the practice of law before the highest court of any state of the United States of America or of the District of Columbia.
"Delivery Agreement" means the Delivery Agreement dated the Dated Date, between the Company and the Trustee, as amended, supplemented or restated from time to time, pursuant to which the Company will issue to the Trustee the G&R Notes at the time of the initial authentication and delivery of the Bonds.
"Escrow Agreement" means the Escrow Agreement dated as of the Dated Date between the Company and the Series 1987 Trustee.
"Extraordinary Services" and "Extraordinary Expenses" means all services rendered and all expenses (including fees and expenses of Counsel) incurred under the Indenture and the Tax Agreement other than Ordinary Services and Ordinary Expenses.
"Force Majeure" means acts of God, strikes, lockouts or other industrial disturbances; acts of public enemies; orders or restraints of any kind of the governments of the United States or of the State, or any of their departments, agencies or officials, or any civil or military authority; insurrections; riots; landslides; lightning; earthquakes; fires; tornadoes; volcanoes; storms; droughts; floods; explosions, breakage, or malfunction or accident to machinery, transmission
lines, pipes or canals, even if resulting from negligence; civil disturbances; or any other cause not reasonably within the control of the Company.
"G&R Indenture" means the General and Refunding Mortgage Indenture dated as of May 1, 2001 between the Company and the G&R Trustee, as amended and supplemented.
"G&R Notes" means the Company's $75,000,000 General and Refunding Mortgage Note, Series N, No. N-3, due March 1, 2036.
"G&R Trustee" means The Bank of New York, as trustee under the G&R Indenture or any successor trustee.
"Governing Body" means the Board of County Commissioners of the Issuer.
"Hereof," "herein," "hereunder" and other words of similar import refer to this Agreement as a whole.
"Indenture" means the Indenture of Trust relating to this Agreement between the Issuer and The Bank of New York, as Trustee, of even date herewith, pursuant to which the Bonds are authorized to be issued, including any indentures supplemental thereto or amendatory thereof.
"Issuer" means Washoe County, Nevada, and any successor body to the duties or functions of the Issuer.
"Ordinary Services" and "Ordinary Expenses" means those services normally rendered and those expenses including fees and expenses of Counsel, normally incurred by a trustee or paying agent under instruments similar to the Indenture and the Tax Agreement.
"Owner" or "owner of Bonds" means the Person or Persons in whose name or names a Bond shall be registered on books of the Issuer kept by the Registrar for that purpose in accordance with the terms of the Indenture.
"Person" means natural persons, firms, partnerships, associations, corporations, trusts and public bodies.
"Project" means the Project as defined in the Project Certificate.
"Project Certificate" means the Company's Project and Refunding Certificate, delivered concurrently with the issuance of the Bonds, with respect to certain facts which are within the knowledge of the Company and certain reasonable assumptions of the Company, to enable Chapman and Cutler LLP, as Bond Counsel, to determine that interest on the Bonds is not includable in the gross income of the Owners of the Bonds for federal income tax purposes.
"Rebate Fund" means the Rebate Fund, if any, created and established pursuant to the Tax Agreement.
"Regulated Utility Company" means a corporation (or a limited liability company) engaged in the distribution of electricity, gas and/or water and which is regulated by the applicable public service commissions in all of the states that comprise its service area.
"Remarketing Agent" means the remarketing agent, if any, appointed in accordance with Section 4.08 of the Indenture and any permitted successor thereto.
"Reorganization" means any reorganization, consolidation or merger of the Company or its affiliates, or any transfer or lease of a substantial portion of the assets of the Company or its affiliates, as a result of which the obligor under the Agreement or the obligor on the G&R Notes ceases to be a Regulated Utility Company.
"Series 1987 Bonds" means the Issuer's Variable Rate Demand Water Facilities Revenue Bonds (Sierra Pacific Power Company Project) Series 1987, currently outstanding in the aggregate principal amount of $75,000,000.
"Series 1987 Indenture" means the Indenture of Trust dated June 1, 1987 between the Issuer and the Series 1987 Trustee, as trustee, pursuant to which the Series 1987 Bonds were issued.
"Series 1987 Trustee" means The Bank of New York, as current trustee under the Series 1987 Indenture.
"State" means the State of Nevada.
"Tax Agreement" means the Tax Exemption Certificate and Agreement with respect to the Bonds, dated the date of delivery of the Bonds, among the Company, the Issuer and the Trustee, as from time to time amended and supplemented.
"Trust Estate" means the property conveyed to the Trustee pursuant to the Granting Clauses of the Indenture.
"Trustee" means The Bank of New York, as Trustee under the Indenture, and any successor Trustee appointed pursuant to Section 10.06 or 10.09 of the Indenture at the time serving as Trustee thereunder, and any separate or co-trustee serving as such thereunder.
All other terms used herein which are defined in the Indenture shall have the same meanings assigned them in the Indenture unless the context otherwise requires.
ARTICLE II
REPRESENTATIONS
SECTION 2.1. REPRESENTATIONS AND COVENANTS BY THE ISSUER. The Issuer makes the following representations and covenants as the basis for the undertakings on its part herein contained:
(a) The Issuer is a duly organized and existing political subdivision of the State of Nevada. Under the provisions of the Act, the Issuer is authorized to enter into the transactions contemplated by this Agreement, the Indenture and the Tax Agreement and to carry out its obligations hereunder and thereunder. The Issuer has duly authorized the execution and delivery of this Agreement, the Indenture and the Tax Agreement.
(b) The Bonds are to be issued under and secured by the Indenture, pursuant to which certain of the Issuer's interests in this Agreement and the Revenues derived by the Issuer pursuant to this Agreement will be pledged and assigned as security for payment of the principal of, premium, if any, and interest on, the Bonds.
(c) The Governing Body of the Issuer has found that the issuance of the Bonds will further the public purposes of the Act.
(d) The Issuer has not assigned and will not assign any of its interests in this Agreement other than pursuant to the Indenture.
(e) No member of the Governing Body of the Issuer, nor any other officer of the Issuer, has any interest, financial (other than ownership of less than one-tenth of one percent (.1%) of the publicly traded securities issued by the Company or its affiliated corporations), employment or other, in the Company or in the transactions contemplated hereby.
SECTION 2.2. REPRESENTATIONS BY THE COMPANY. The Company makes the following representations as the basis for the undertakings on its part herein contained:
(a) The Company is a corporation duly incorporated under the laws of the State and is in good standing in the State, is qualified to do business as a foreign corporation in all other states and jurisdictions wherein the nature of the business transacted by the Company or the nature of the property owned or leased by it makes such licensing or qualification necessary, and has the power to enter into and by proper corporate action has been duly authorized to execute and deliver this Agreement and the Tax Agreement.
(b) Neither the execution and delivery of this Agreement, the Escrow Agreement or the Tax Agreement, the consummation of the transactions contemplated hereby and thereby, nor the fulfillment of or compliance with the terms and conditions of this Agreement, the Escrow Agreement and the Tax Agreement, conflicts with or results
in a breach of any of the terms, conditions or provisions of any corporate restriction or any agreement or instrument to which the Company is now a party or by which it is bound, or constitutes a default under any of the foregoing, or results in the creation or imposition of any lien, charge or encumbrance whatsoever upon any of the property or assets of the Company under the terms of any instrument or agreement other than the Indenture.
(c) The statements, information and descriptions contained in the Project Certificate and the Tax Agreement, as of the date hereof and at the time of the delivery of the Bonds to the Underwriter, are and will be true, correct and complete, do not and will not contain any untrue statement or misleading statement of a material fact, and do not and will not omit to state a material fact required to be stated therein or necessary to make the statements, information and descriptions contained therein, in the light of the circumstances under which they were made, not misleading.
ARTICLE III
ISSUANCE OF THE BONDS
SECTION 3.1. AGREEMENT TO ISSUE BONDS; APPLICATION OF BOND PROCEEDS. In order to provide funds to lend to the Company to refund the Series 1987 Bonds as provided in Section 4.1 hereof, the Issuer agrees that it will issue under the Indenture, sell and cause to be delivered to the Underwriter, its Bonds in the aggregate principal amount of $75,000,000, bearing interest and maturing as set forth in the Indenture. The Issuer will thereupon deposit the proceeds received from the sale of the Bonds as follows: (1) in the Bond Fund, a sum equal to the accrued interest, if any, paid by the Underwriter; and (2) $75,000,000 with the Series 1987 Trustee under the Escrow Agreement to be used as provided therein.
SECTION 3.2. DEPOSIT OF ADDITIONAL FUNDS BY COMPANY. The Company covenants that it will deposit such additional amounts as may be required by the Escrow Agreement to be deposited by the Company on the Dated Date with the Series 1987 Trustee. The Company covenants that it will comply with the terms of the Escrow Agreement.
SECTION 3.3. INVESTMENT OF MONEYS IN THE BOND FUND. Except as otherwise herein provided, any moneys held as a part of the Bond Fund shall be invested or reinvested by the Trustee at the specific written direction of an Authorized Company Representative as to specific investments, to the extent permitted by law, in:
(a) bonds or other obligations of the United States of America;
(b) bonds or other obligations, the payment of the principal of and interest on which is unconditionally guaranteed by the United States of America;
(c) obligations issued or guaranteed as to principal and interest by any agency or person controlled or supervised by and acting as an instrumentality of the United
States of America pursuant to authority granted by the Congress of the United States of America;
(d) obligations issued or guaranteed by any state of the United States of America, or any political subdivision of any such state, or in funds consisting of such obligations to the extent described in Section 1.148-8(e)(3)(iii) of the 1992 Treasury Regulations;
(e) prime commercial paper;
(f) prime finance company paper;
(g) bankers' acceptances drawn on and accepted by commercial banks;
(h) repurchase agreements fully secured by obligations issued or guaranteed as to principal and interest by the United States of America or by any person controlled or supervised by and acting as an instrumentality of the United States of America pursuant to authority granted by the Congress of the United States of America;
(i) certificates of deposit issued by commercial banks, including banks domiciled outside of the United States of America; and
(j) units of taxable government money market portfolios composed of obligations guaranteed as to principal and interest by the United States of America or repurchase agreements fully collateralized by such obligations.
The investments so purchased shall be held by the Trustee and shall be deemed at all times a part of the fund and the accounts therein, if any, for which they were made and the interest accruing thereon and any profit realized therefrom shall be credited to such fund and the accounts therein, if any, subject to the provisions of the Tax Agreement. The Company agrees that to the extent any moneys in the Bond Fund represent moneys held for the payment of particular Bonds, or to the extent that any moneys are held for the payment of the purchase price of Bonds pursuant to Article IV of the Indenture, such moneys shall not be invested.
SECTION 3.4. TAX EXEMPT STATUS OF BONDS. The Company covenants and agrees
that it has not taken or permitted and will not take or permit any action which
results in interest paid on the Bonds being included in gross income of the
holders or beneficial owners of the Bonds for purposes of federal income
taxation (other than a holder or beneficial owner who is a "substantial user" of
the Project or a "related person" within the meaning of Section 147(a) of the
Code). The Company covenants that none of the proceeds of the Bonds or the
payments to be made under this Agreement, or any other funds which may be deemed
to be proceeds of the Bonds pursuant to Section 148(a) of the Code, will be
invested or used in such a way, and that no actions will be taken or not taken,
as to cause the Bonds to be treated as "arbitrage bonds" within the meaning of
Section 148(a) of the Code. Without limiting the generality of the foregoing,
the Company covenants and agrees that it will comply with the provisions of the
Tax Agreement and the Project Certificate.
For purposes of the immediately preceding paragraph, the Company will be deemed to have taken or permitted or omitted to take any action which is taken or permitted or omitted by Truckee Meadows Water Authority, the owner of the Project, or any subsequent owner or operator of the Project or portion thereof. The Company has received a certificate dated the Dated Date from Truckee Meadows Water Authority with respect to the Project. This certificate is attached to the Project Certificate.
ARTICLE IV
LOAN AND PROVISIONS FOR REPAYMENT
SECTION 4.1. LOAN OF BOND PROCEEDS. (a) The Issuer agrees, upon the terms and conditions in this Agreement, to lend to the Company the proceeds (exclusive of accrued interest, if any) received by the Issuer from the sale of the Bonds in order to refund the Series 1987 Bonds, and the Company agrees to apply the gross proceeds of such loan to the refunding of the Series 1987 Bonds as set forth in Sections 3.1 and 3.2 hereof.
(b) The Issuer and the Company expressly reserve the right to enter into, to the extent permitted by law, an agreement or agreements other than this Agreement, with respect to the issuance by the Issuer, under an indenture or indentures other than the Indenture, of obligations to provide additional funds to refund all or any principal amount of the Bonds.
SECTION 4.2. LOAN REPAYMENTS AND OTHER AMOUNTS PAYABLE. (a) On each date
provided in or pursuant to the Indenture for the payment (whether at maturity or
upon redemption or acceleration) of principal of, and premium, if any, and
interest on, the Bonds, until the principal of, and premium, if any, and
interest on, the Bonds shall have been fully paid or provision for the payment
thereof shall have been made in accordance with the Indenture, the Company shall
pay to the Trustee in immediately available funds, for deposit in the Bond Fund,
as a repayment installment of the loan of the proceeds of the Bonds pursuant to
Section 4.1(a) hereof, a sum equal to the amount payable on such date (whether
at maturity or upon redemption or acceleration) as principal of, and premium, if
any, and interest on, the Bonds as provided in the Indenture; provided, however,
that the obligation of the Company to make any such repayment installment shall
be reduced by the amount of any moneys then on deposit in the Bond Fund and
available for such payment; and provided further, that the obligation of the
Company to make any such payment shall be deemed to be satisfied and discharged
to the extent provided for under a liquidity facility (if applicable) or under
the G&R Notes.
(b) The Company shall pay to the Trustee amounts equal to the amounts to be
paid by the Trustee for the purchase of Bonds pursuant to Article IV of the
Indenture. Such amounts shall be paid by the Company to the Trustee in
immediately available funds on the date such payments pursuant to Section 4.05
of the Indenture are to be made; provided, however, that the obligation of the
Company to make any such payment shall be deemed to be satisfied and discharged
to the extent moneys are available from the source described in clause (i) of
Section 4.05(a) of the Indenture and to the extent moneys are available under
any liquidity facility (if applicable).
(c) The Company agrees to pay to the Trustee (i) the fees of the Trustee for the Ordinary Services rendered by it and an amount equal to the Ordinary Expenses incurred by it under the Indenture and the Tax Agreement, as and when the same become due, and (ii) the reasonable fees, charges and expenses of the Trustee for reasonable Extraordinary Services and Extraordinary Expenses, as and when the same become due, incurred under the Indenture and the Tax Agreement. The Company agrees that the Trustee, its officers, agents, servants and employees, shall not be liable for, and agrees that it will at all times indemnify and hold harmless the Trustee, its officers, agents, servants and employees against, and pay all expenses of the Trustee, its officers, agents, servants and employees, relating to any lawsuit, proceeding or claim and resulting from any action or omission taken or made by or on behalf of the Trustee, its officers, agents, servants and employees pursuant to this Agreement, the Indenture or the Tax Agreement, that may be occasioned by any cause (other than the negligence or willful misconduct of the Trustee, its officers, agents, servants and employees). In case any action shall be brought against the Trustee in respect of which indemnity may be sought against the Company, the Trustee shall promptly notify the Company in writing and the Company shall be entitled to assume control of the defense thereof, including the employment of Counsel reasonably satisfactory to the Trustee and the payment of all expenses. The Trustee shall have the right to employ separate Counsel in any such action and participate in the defense thereof, but the fees and expenses of such Counsel shall be paid by the Trustee unless (i) the employment of such Counsel has been authorized by the Company, (ii) the Trustee has determined (which determination may be based upon an opinion of counsel delivered to the Trustee and furnished to the Company) that there may be a conflict of interest of such Counsel retained by the Company between the Company and the Trustee in the conduct of such defense, (iii) the Company ceases or terminates the employment of such Counsel retained by the Company or (iv) such Counsel retained by the Company withdraws with respect to such defense. The Company shall not be liable for any settlement of any such action without its consent, but if any such action is settled with the consent of the Company or if there be final judgment for the plaintiff in any such action, the Company agrees to indemnify and hold harmless the Trustee from and against any loss or liability by reason of such settlement or final judgment. The Company agrees that the indemnification provided herein shall survive the termination of this Agreement or the Indenture or the resignation of the Trustee. For purposes of this Section 4.2(c), the Trustee is deemed a third party beneficiary of this Agreement.
(d) The Company agrees to pay all costs incurred in connection with the issuance of the Bonds from sources other than Bond proceeds and the Issuer shall have no obligation with respect to such costs.
(e) The Company agrees to indemnify and hold harmless the Issuer and any member, officer, official or employee of the Issuer against any and all losses, costs, charges, expenses, judgments and liabilities created by or arising out of this Agreement, the Indenture, the Remarketing Agreement, the Auction Agreement, the Bond Purchase Agreement, any Broker- Dealer Agreement or the Tax Agreement or otherwise incurred in connection with the issuance of the Bonds. The Company agrees to pay the Issuer its Closing Fee in connection with the issuance of the Bonds in the amount of $50,000. The Issuer may submit to the Company periodic statements, not more frequently than monthly, for its Administrative Expenses and the
Company shall make payment to the Issuer of the full amount of each such statement within 30 days after the Company receives such statement.
(f) The Company agrees to pay (i) to the Remarketing Agent the reasonable fees, charges and expenses of such Remarketing Agent and (ii) to the Auction Agent the reasonable fees, charges and expenses of such Auction Agent, and the Issuer shall have no obligation or liability with respect to the payment of any such fees, charges or expenses.
(g) In the event the Company shall fail to make any of the payments required by (a) or (b) of this Section 4.2, the payment so in default shall continue as an obligation of the Company until the amount in default shall have been fully paid and the Company will pay interest to the extent permitted by law, on any overdue amount at the rate of interest borne by the Bonds on the date on which such amount became due and payable until paid. In the event that the Company shall fail to make any of the payments required by (c), (d), (e) or (f) of this Section 4.2, the payment so in default shall continue as an obligation of the Company until the amount in default shall have been fully paid, and the Company agrees to pay the same with interest thereon to the extent permitted by law at a rate 1% above the rate of interest then charged by the Trustee on 90-day commercial loans to its prime commercial borrowers until paid.
SECTION 4.3. NO DEFENSE OR SET-OFF. The obligation of the Company to make the payments pursuant to this Agreement shall be absolute and unconditional without defense or set-off by reason of any default by the Issuer under this Agreement or under any other agreement between the Company and the Issuer or for any other reason, it being the intention of the parties that the payments required hereunder will be paid in full when due without any delay or diminution whatsoever.
SECTION 4.4. PAYMENTS PLEDGED AND ASSIGNED. It is understood and agreed that all payments required to be made by the Company pursuant to Section 4.2 hereof (except payments made to the Trustee pursuant to Section 4.2(c) hereof, to the Remarketing Agent and the Auction Agent pursuant to Section 4.2(f) hereof, to the Issuer pursuant to Section 4.2(e) hereof and to any or all the Issuer and the Trustee and the Remarketing Agent pursuant to Section 4.2(g) hereof) and certain rights of the Issuer hereunder are pledged and assigned by the Indenture. The Company consents to such pledge and assignment. The Issuer hereby directs the Company and the Company hereby agrees to pay or cause to be paid to the Trustee all said amounts except payments to be made to the Remarketing Agent and the Auction Agent pursuant to Section 4.2(f) hereof and payments to be made to the Issuer pursuant to Sections 4.2(e) and (g) hereof. The Project will not constitute any part of the security for the Bonds, except to the extent that the Trustee as holder of G&R Notes has a lien on property under the G&R Indenture.
SECTION 4.5. PAYMENT OF THE BONDS AND OTHER AMOUNTS. The Bonds and interest and premium, if any, thereon shall be payable solely from (i) payments made by the Company to the Trustee under Section 4.2(a) hereof and (ii) other moneys on deposit in the Bond Fund and available therefor.
Payments of principal of, and premium, if any, or interest on, the Bonds with moneys in the Bond Fund constituting proceeds from the sale of the Bonds or earnings on investments made
under the provisions of the Indenture shall be credited against the obligation to pay required by Section 4.2(a) hereof.
Whenever any Bonds are redeemable in whole or in part at the option of the Company, the Trustee, on behalf of the Issuer, shall redeem the same upon the request of the Company and such redemption (unless conditional) shall be made from payments made by the Company to the Trustee under Section 4.2(a) hereof equal to the redemption price of such Bonds.
Whenever payment or provision therefor has been made in respect of the principal of, or premium, if any, or interest on, all or any portion of the Bonds in accordance with the Indenture (whether at maturity or upon redemption or acceleration or upon provision for payment in accordance with Article VIII of the Indenture), payments shall be deemed paid to the extent such payment or provision therefor has been made and is considered to be a payment of principal of, or premium, if any, or interest on, such Bonds. If such Bonds are thereby deemed paid in full, the Trustee shall notify the Company and the Issuer that such payment requirement has been satisfied. Subject to the foregoing, or unless the Company is entitled to a credit under this Agreement or the Indenture, all payments shall be in the full amount required by Section 4.2(a) hereof.
ARTICLE V
SPECIAL COVENANTS AND AGREEMENTS
SECTION 5.1. COMPANY TO MAINTAIN ITS CORPORATE EXISTENCE; CONDITIONS UNDER WHICH EXCEPTIONS PERMITTED. The Company agrees that during the term of this Agreement, it will maintain its corporate existence and its good standing in the State, will not dissolve or otherwise dispose of all or substantially all of its assets and will not consolidate with or merge into another corporation unless the acquirer of its assets or the corporation with which it shall consolidate or into which it shall merge shall (i) be a corporation organized under the laws of one of the states of the United States of America, (ii) be qualified to do business in the State, and (iii) assume in writing all of the obligations of the Company under this Agreement and the Tax Agreement. Any transfer of all or substantially all of the Company's generation assets shall not be deemed to constitute a "disposition of all or substantially all of the Company's assets" within the meaning of the preceding paragraph. Any such transfer of the Company's generation assets shall not relieve the Company of any of its obligations under this Agreement.
The Company hereby agrees that so long as any of the Bonds are insured by a Bond Insurance Policy issued by the Bond Insurer and the Bond Insurer shall not have failed to comply with its payment obligations under such Policy, in the event of a Reorganization, unless otherwise consented to by the Bond Insurer, the obligations of the Company under, and in respect of, the Bonds, the G&R Notes, the G&R Indenture and the Agreement shall be assumed by, and shall become direct and primary obligations of, a Regulated Utility Company such that at all times the obligor under this Agreement and the obligor on the G&R Notes is a Regulated Utility Company. The Company shall deliver to the Bond Insurer a certificate of the president, any vice president or the treasurer and an opinion of counsel reasonably acceptable to the Bond
Insurer stating in each case that such Reorganization complies with the provisions of this paragraph.
The Company need not comply with any of the provisions of this Section 5.1 if, at the time of such merger or consolidation, the Bonds will be defeased as provided in Article VIII of the Indenture. The Company need not comply with the provisions of the second paragraph of this Section 5.1 if the Bonds are redeemed as provided in Section 3.01(B)(3) of the Indenture or if the Bond Insurance Policy is terminated as described in Section 3.06 of the Indenture in connection with a purchase of the Bonds by the Company in lieu of their redemption.
SECTION 5.2. ANNUAL STATEMENT. The Company agrees to have an annual audit made by its regular independent certified public accountants and to furnish the Trustee (within 30 days after receipt by the Company) with a balance sheet and statement of income and surplus showing the financial condition of the Company and its consolidated subsidiaries, if any, at the close of each fiscal year and the results of operations of the Company and its consolidated subsidiaries, if any, for each fiscal year, accompanied by a report of said accountants that such statements have been prepared in accordance with generally accepted accounting principles. The Company's obligations under this Section 5.2 may be satisfied by delivering a copy of the Company's Annual Report on Form 10-K to the Trustee within 10 days after it is filed with the Securities and Exchange Commission.
Delivery of such reports, information and documents to the Trustee is for informational purposes only and the Trustee's receipt of such shall not constitute constructive notice of any information contained therein or determinable from information contained therein, including the Company's compliance with any of its covenants hereunder (as to which the Trustee is entitled to rely exclusively on officer's certificates).
SECTION 5.3. RESERVED.
SECTION 5.4. RECORDATION AND OTHER INSTRUMENTS. The Company shall cause
such security agreements, financing statements and all supplements thereto and
other instruments as may be required from time to time to be kept, to be
recorded and filed in such manner and in such places as may be required by law
in order to fully preserve, protect and perfect the security of the Owners of
the Bonds and the rights of the Trustee, and to perfect the security interest
created by the Indenture. The Company agrees to abide by the provisions of
Section 5.11 of the Indenture to the extent applicable to the Company.
SECTION 5.5. NO WARRANTY BY THE ISSUER. The Issuer makes no warranty, either express or implied, as to the Project.
SECTION 5.6. AGREEMENT AS TO OWNERSHIP OF THE PROJECT. The Issuer and the Company agree that title to the Project shall not be in the Issuer, and that the Issuer shall have no interest in the Project.
SECTION 5.7. COMPANY TO FURNISH NOTICE OF RATE PERIOD ADJUSTMENTS; LIQUIDITY FACILITY REQUIREMENTS; AUCTION RATE PERIOD PROVISIONS. The Company is hereby granted the
option to designate from time to time changes in Rate Periods (and to rescind such changes) in the manner and to the extent set forth in Section 2.03 of the Indenture. In the event the Company elects to exercise any such option, the Company agrees that it shall cause notices of adjustments of Rate Periods (or rescissions thereof) to be given to the Issuer, the Trustee and the Remarketing Agent in accordance with Section 2.03(a), (b), (c), (d) or (e) of the Indenture, and a copy of each such notice shall also be given at such time to S&P and Moody's.
The Company hereby agrees that, so long as the Bonds are insured by a Bond Insurance Policy issued by the Bond Insurer and notwithstanding the provisions of Section 2.03 of the Indenture, it shall not give notice of its intention to adjust the Rate Period for the Bonds to a Daily Rate Period, a Weekly Rate Period or a Flexible Rate Period until the Company shall provide a liquidity facility reasonably acceptable to the Bond Insurer from a liquidity facility provider reasonably acceptable to the Bond Insurer in accordance with the Bond Insurer's liquidity facility requirements to be effective on the related date of adjustment.
If during any Auction Rate Period (i) consisting of Auction Periods of 35 days or less, the Bonds shall bear interest at the Maximum Interest Rate for a period in excess of 180 days, or (ii) consisting of one Auction Period of 180 days or more, the Bonds shall bear interest at the Maximum Interest Rate for such Period, the Company shall notify the Bond Insurer in writing of such event and agrees to cooperate with the Bond Insurer to take all steps reasonably necessary to adjust the Rate Period on the Bonds as soon as reasonably practicable in accordance with the provisions of the Indenture to the Rate Period which the Remarketing Agent advises the Company and the Bond Insurer will be the lowest interest rate (taking into account all relevant costs) which would enable the Remarketing Agent to sell all the Bonds on the date of such adjustment at a price equal to 100% of the principal amount thereof (the "Lowest Interest Rate Period"). If at such time the Company shall be in default under the Agreement but the Bond Insurer shall not have failed to comply with its payment obligations under the Bond Insurance Policy, the Bond Insurer may, in its discretion, direct the Company to provide notice of the adjustment of the Rate Period on the Bonds to the Lowest Interest Rate Period in accordance with the provisions of Section 2.03 of the Indenture.
SECTION 5.8. INFORMATION REPORTING, ETC. The Issuer covenants and agrees that, upon the direction of the Company or Bond Counsel, it will mail or cause to be mailed to the Secretary of the Treasury (or his designee as prescribed by regulation, currently the Internal Revenue Service Center, Ogden, Utah) a statement setting forth the information required by Section 149(e) of the Code, which statement shall be in the form of the Information Return for Tax-Exempt Private Activity Bond Issues (Form 8038) of the Internal Revenue Service (or any successor form) and which shall be completed by the Company and Bond Counsel based in part upon information supplied by the Company and Bond Counsel.
SECTION 5.9. LIMITED LIABILITY OF ISSUER. Any obligation or liability of the Issuer created by or arising out of this Agreement or otherwise incurred in connection with the issuance of the Bonds (including without limitation any liability created by or arising out of the representations, warranties or covenants set forth herein or otherwise) shall not impose a debt or pecuniary liability upon the Issuer or the State or any political subdivision thereof, or a charge upon the general credit or taxing powers of any of the foregoing, but shall be payable solely out
of the Revenues or other amounts payable by the Company to the Issuer hereunder or otherwise (including without limitation any amounts derived from indemnifications given by the Company).
Neither the issuance of the Bonds nor the delivery of this Agreement shall, directly or indirectly or contingently, obligate the Issuer or the State or any political subdivision thereof to levy any form of taxation therefor or to make any appropriation for their payment. Nothing in the Bonds or in the Indenture or this Agreement or the proceedings of the Issuer authorizing the Bonds or in the Act or in any other related document shall be construed to authorize the Issuer to create a debt of the Issuer or the State or any political subdivision thereof within the meaning of any constitutional or statutory provision of the State. The principal of, and premium, if any, and interest on, the Bonds shall be payable solely from the funds pledged for their payment in accordance with the Indenture and available therefor under this Agreement. Neither the State nor any political subdivision thereof shall in any event be liable for the payment of the principal of, premium, if any, or interest on, the Bonds or for the performance of any pledge, obligation or agreement of any kind whatsoever which may be undertaken by the Issuer. No breach of any such pledge, obligation or agreement may impose any pecuniary liability upon the Issuer or the State or any political subdivision thereof, or any charge upon the general credit or against the taxing power of the Issuer or the State or any political subdivision thereof.
SECTION 5.10. RESERVED.
SECTION 5.11. INDENTURE COVENANTS. The Company covenants to observe and perform all of the obligations imposed on it under the Indenture.
ARTICLE VI
EVENTS OF DEFAULT AND REMEDIES
SECTION 6.1. EVENTS OF DEFAULT DEFINED. The following shall be "events of default" under this Agreement and the terms "event of default" or "default" shall mean, whenever they are used in this Agreement, any one or more of the following events:
(a) Failure by the Company to pay when due any amounts required to be paid under Section 4.2(a) hereof, which failure results in an event of default under subparagraph (a) or (b) of Section 9.01 of the Indenture; or
(b) Failure by the Company to pay or cause to be paid any payment required to be paid under Section 4.2(b) hereof, which failure results in an event of default under subparagraph (c) of Section 9.01 of the Indenture; or
(c) Failure by the Company to observe and perform any covenant, condition or agreement on its part to be observed or performed in this Agreement, other than as referred to in (a) and (b) above, for a period of 90 days after written notice, specifying
such failure and requesting that it be remedied and stating that such notice is a "Notice of Default" hereunder, given to the Company by the Trustee or to the Company and the Trustee by the Issuer, unless the Issuer and the Trustee shall agree in writing to an extension of such time prior to its expiration; provided, however, if the failure stated in the notice cannot be corrected within the applicable period, the Issuer and the Trustee will not unreasonably withhold their consent to an extension of such time if corrective action is instituted within the applicable period and diligently pursued until the failure is corrected and such corrective action or diligent pursuit is evidenced to the Trustee by a certificate of an Authorized Company Representative; or
(d) A proceeding or case shall be commenced, without the application
or consent of the Company, in any court of competent jurisdiction seeking
(i) liquidation, reorganization, dissolution, winding-up or composition or
adjustment of debts, (ii) the appointment of a trustee, receiver,
custodian, liquidator or the like of the Company or of all or any
substantial part of its assets, or (iii) similar relief under any law
relating to bankruptcy, insolvency, reorganization, winding-up or
composition or adjustment of debts, and such proceeding or cause shall
continue undismissed, or an order, judgment, or decree approving or
ordering any of the foregoing shall be entered and shall continue in effect
for a period of 90 days; or an order for relief against the Company shall
be entered against the Company in an involuntary case under the Bankruptcy
Code (as now or hereafter in effect) or other applicable law; or
(e) The Company shall admit in writing its inability to pay its debts generally as they become due or shall file a petition in voluntary bankruptcy or shall make any general assignment for the benefit of its creditors, or shall consent to the appointment of a receiver or trustee of all or substantially all of its property, or shall commence a voluntary case under the Bankruptcy Code (as now or hereafter in effect), or shall file in any court of competent jurisdiction a petition seeking to take advantage of any other law relating to bankruptcy, insolvency, reorganization, winding-up or composition or adjustment of debts, or shall fail to controvert in a timely or appropriate manner, or acquiesce in writing to, any petition filed against it in an involuntary case under such Bankruptcy Code or other applicable law; or
(f) Dissolution or liquidation of the Company; provided that the term "dissolution or liquidation of the Company" shall not be construed to include the cessation of the corporate existence of the Company resulting either from a merger or consolidation of the Company into or with another corporation or a dissolution or liquidation of the Company following a transfer of all or substantially all of its assets as an entirety, under the conditions permitting such actions contained in Section 5.1 hereof; or
(g) The occurrence of an "event of default" under the Indenture.
The foregoing provisions of Section 6.1(c) are subject to the following limitations: If by reason of Force Majeure the Company is unable in whole or in part to carry out its agreements on its part herein contained, other than the obligations on the part of the Company contained in
Article IV and Sections 5.3 and 6.4 hereof, the Company shall not be deemed in default during the continuance of such inability. The Company agrees, however, to remedy with all reasonable dispatch the cause or causes preventing the Company from carrying out its agreements; provided that the settlement of strikes, lockouts and other industrial disturbances shall be entirely within the discretion of the Company and the Company shall not be required to make settlement of strikes, lockouts and other industrial disturbances by acceding to the demands of the opposing party or parties when such course is in the sole judgment of the Company unfavorable to the Company.
SECTION 6.2. REMEDIES ON DEFAULT. Whenever any event of default referred to in Section 6.1 hereof shall have happened and be continuing, the Trustee, as assignee of the Issuer:
(a) shall, by notice in writing to the Company, declare the unpaid indebtedness under Section 4.2(a) hereof to be due and payable immediately, if concurrently with or prior to such notice the unpaid principal amount of the Bonds shall have been declared to be due and payable, and upon any such declaration the same (being an amount sufficient, together with other moneys available therefor in the Bond Fund, to pay the unpaid principal of, premium, if any, and interest accrued on, the Bonds) shall become and shall be immediately due and payable as liquidated damages; and
(b) may take whatever action at law or in equity as may appear necessary or desirable to collect the payments and other amounts then due and thereafter to become due hereunder or to enforce performance and observance of any obligation, agreement or covenant of the Company under this Agreement.
Any amounts collected pursuant to action taken under this Section 6.2 shall be paid into the Bond Fund (unless otherwise provided in this Agreement) and applied in accordance with the provisions of the Indenture. No action taken pursuant to this Section 6.2 shall relieve the Company from the Company's obligations pursuant to Section 4.2 hereof.
No recourse shall be had for any claim based on this Agreement against any officer, director or stockholder, past, present or future, of the Company as such, either directly or through the Company, under any constitutional provision, statute or rule of law, or by the enforcement of any assessment or by any legal or equitable proceeding or otherwise.
Nothing herein contained shall be construed to prevent the Issuer from enforcing directly any of its rights under Sections 4.2(e), 4.2(g), 5.3 and 6.4 hereof.
The Company shall promptly notify the Issuer of any action taken by the
Company under the grant of authority from the Issuer under the last paragraph of
Section 9.01 of the Indenture.
SECTION 6.3. NO REMEDY EXCLUSIVE. No remedy herein conferred upon or reserved to the Issuer is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or
power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the Issuer or the Trustee to exercise any remedy reserved to it in this Article, it shall not be necessary to give any notice, other than such notice as may be herein expressly required. Subject to the provisions of the Indenture and hereof, such rights and remedies as are given the Issuer hereunder shall also extend to the Trustee. The Owners of the Bonds, subject to the provisions of the Indenture, shall be entitled to the benefit of all covenants and agreements herein contained.
SECTION 6.4. AGREEMENT TO PAY FEES AND EXPENSES OF COUNSEL. In the event the Company should default under any of the provisions of this Agreement and the Issuer or the Trustee should employ Counsel or incur other expenses for the collection of the indebtedness hereunder or the enforcement of performance or observance of any obligation or agreement on the part of the Company herein contained, the Company agrees that it will on written demand therefor pay to the Trustee or the Issuer (or to the Counsel for either of such parties if directed by such party), the reasonable fees and expenses of such Counsel and such other expenses so incurred by or on behalf of the Issuer or the Trustee.
SECTION 6.5. NO ADDITIONAL WAIVER IMPLIED BY ONE WAIVER; CONSENTS TO
WAIVERS. In the event any agreement contained in this Agreement should be
breached by either party and thereafter waived by the other party, such waiver
shall be limited to the particular breach so waived and shall not be deemed to
waive any other breach hereunder. No waiver shall be effective unless in writing
and signed by the party making the waiver. The Issuer shall have no power to
waive any default hereunder by the Company without the consent of the Trustee to
such waiver. The Trustee shall have the power to waive any default by the
Company hereunder, except a default under Section 3.4, 4.2(e), 4.2(g), 5.3 or
6.4 hereof, in so far as it pertains to the Issuer, without the prior written
concurrence of the Issuer. Notwithstanding the foregoing, if, after the
acceleration of the maturity of the outstanding Bonds by the Trustee pursuant to
Section 9.02 of the Indenture, (i) all arrears of principal of and interest on
the outstanding Bonds and interest on overdue principal and (to the extent
permitted by law) on overdue installments of interest at the rate of interest
borne by the Bonds on the date on which such principal or interest became due
and payable and the premium, if any, on all Bonds then Outstanding which have
become due and payable otherwise than by acceleration, and all other sums
payable under the Indenture, except the principal of and the interest on such
Bonds which by such acceleration shall have become due and payable, shall have
been paid, (ii) all other things shall have been performed in respect of which
there was a default, (iii) there shall have been paid the reasonable fees and
expenses of the Trustee and of the Owners of such Bonds, including reasonable
attorneys' fees paid or incurred and (iv) such event of default under the
Indenture shall be waived in accordance with Section 9.09 of the Indenture with
the consequence that such acceleration under Section 9.02 of the Indenture is
rescinded, then the Company's default hereunder shall be deemed to have been
waived and its consequences rescinded and no further action or consent by the
Trustee or the Issuer shall be required; provided that there has been furnished
an opinion of Bond Counsel to the effect that such waiver will not adversely
affect the exemption from federal income taxes of interest on the Bonds.
ARTICLE VII
OPTIONS AND OBLIGATIONS OF COMPANY;
PREPAYMENTS; REDEMPTION OF BONDS
SECTION 7.1. OPTION TO PREPAY. The Company shall have, and is hereby granted, the option to prepay the payments due hereunder in whole or in part at any time or from time to time (a) to provide for the redemption of Bonds pursuant to the provisions of Section 3.01(A) of the Indenture or (b) to provide for the defeasance of the Bonds pursuant to Article VIII of the Indenture. In the event the Company elects to provide for the redemption of Bonds as permitted by this Section, the Company shall notify and instruct the Trustee in accordance with Section 7.3 hereof to redeem all or any portion of the Bonds in advance of maturity. If the Company so elects, any redemption of Bonds pursuant to Section 3.01(A) of the Indenture may be made conditional.
SECTION 7.2. OBLIGATION TO PREPAY. The Company covenants and agrees that if all or any part of the Bonds are unconditionally called for redemption in accordance with the Indenture or become subject to mandatory redemption (except as otherwise provided in Section 3.02 of the Indenture), it will prepay the indebtedness hereunder in whole or in part in an amount sufficient to redeem such Bonds on the date fixed for the redemption of such Bonds.
SECTION 7.3. NOTICE OF PREPAYMENT. Upon the exercise of the option granted to the Company in Section 7.1 hereof, or upon the Company having knowledge of the occurrence of any event requiring mandatory redemption of the Bonds in accordance with Section 3.01(B) of the Indenture, the Company shall give written notice to the Issuer, the Remarketing Agent, the Auction Agent and the Trustee. The notice shall provide for the date of the application of the prepayment made by the Company hereunder to the retirement of the Bonds in whole or in part pursuant to call for redemption and shall be given by the Company not less than five Business Days prior to the date notice of such redemption must be given by the Trustee to the Bondholders as provided in Section 3.02 of the Indenture or such later date as is acceptable to the Trustee and the Issuer.
ARTICLE VIII
MISCELLANEOUS
SECTION 8.1. NOTICES. (a) Except as otherwise provided herein, all notices,
certificates or other communications hereunder shall be sufficiently given if in
writing and shall be deemed given when mailed by first class mail, postage
prepaid, or by qualified overnight courier service, courier charges prepaid, or
by facsimile (receipt of which is orally confirmed) addressed as follows: if to
the Issuer, at 1001 East Ninth Street, Building A, Room 225, Reno, Nevada 89512,
or to telecopy number (775) 328-2037, Attention: Finance Director; if to the
Company, at 6100 Neil Road, Reno, Nevada 89520, or to telecopy number (702)
227-2250, Attention: Treasurer; if to the Trustee, at 385 Rifle Camp Road, West
Paterson, New Jersey 07424, or to telecopy number (973) 357-7840, Attention:
Corporate Trust Services; if to the Remarketing Agent, at the address set forth
in the Remarketing Agreement, if any; and if to the Auction Agent, at the
address set forth in the Auction Agreement, if any. In case by reason of the suspension of regular mail service, it shall be impracticable to give notice by first class mail of any event to the Issuer, to the Company, to the Remarketing Agent, to the Auction Agent when such notice is required to be given pursuant to any provisions of this Agreement, then any manner of giving such notice as shall be satisfactory to the Trustee shall be deemed to be sufficient giving of such notice. The Issuer, the Company, the Trustee, the Remarketing Agent and the Auction Agent may, by notice pursuant to this Section 8.1, designate any different addresses to which subsequent notices, certificates or other communications shall be sent.
(b) The Trustee agrees to accept and act upon instructions or
directions pursuant to this Agreement sent by unsecured e-mail, facsimile
transmission or other similar unsecured electronic methods, provided,
however, that (a) the Company and/or Issuer, subsequent to such
transmission of written instructions, shall, upon request by the Trustee,
provide the originally executed instructions or directions to the Trustee,
(b) upon request by the Trustee, such originally executed instructions or
directions shall be signed by a person as may be designated and authorized
to sign for the Company and/or Issuer or in the name of the Company and/or
Issuer, by an authorized representative of the Company and/or Issuer, and
(c) upon the request by the Trustee, the Company and/or Issuer shall
provide to the Trustee an incumbency certificate listing such designated
persons, which incumbency certificate shall be amended whenever a person is
to be added or deleted from the listing. If the Company and/or Issuer
elects to give the Trustee e-mail or facsimile instructions (or
instructions by a similar electronic method) and the Trustee elects to act
upon such instructions, the Trustee's reasonable interpretation and
understanding of such instructions shall be deemed controlling. The Trustee
shall not be liable for any losses, costs or expenses arising directly or
indirectly from the Trustee's reasonable reliance upon and compliance with
such instructions notwithstanding that such instructions conflict or are
inconsistent with a subsequent written instruction.
SECTION 8.2. ASSIGNMENTS. This Agreement may not be assigned by either party without consent of the other and the Trustee, except that the Issuer shall assign to the Trustee its rights under this Agreement (except under Sections 4.2(e), 4.2(g), 5.3, and 6.4 hereof) as provided by Section 4.4 hereof, and the Company may assign its rights under this Agreement to any transferee or any surviving or resulting corporation as provided by Section 5.1 hereof.
SECTION 8.3. SEVERABILITY. If any provision of this Agreement shall be held or deemed to be or shall, in fact, be illegal, inoperative or unenforceable, the same shall not affect any other provision or provisions herein contained or render the same invalid, inoperative, or unenforceable to any extent whatever.
SECTION 8.4. EXECUTION OF COUNTERPARTS. This Agreement may be simultaneously executed in several counterparts, each of which shall be an original and all of which shall constitute but one and the same instrument.
SECTION 8.5. AMOUNTS REMAINING IN BOND FUND. It is agreed by the parties
hereto that after payment in full of (i) the Bonds (or provision for payment
thereof having been made in accordance with the provisions of the Indenture),
(ii) the fees, charges and expenses of the Trustee in accordance with the
Indenture, (iii) the Administrative Expenses, (iv) the fees and
expenses of the Remarketing Agent, the Auction Agent and the Issuer and (v) all other amounts required to be paid under this Agreement and the Indenture, any amounts remaining in the Bond Fund shall belong to and be paid to the Company by the Trustee.
SECTION 8.6. AMENDMENTS, CHANGES AND MODIFICATIONS. This Agreement may be amended, changed, modified, altered or terminated only by written instrument executed by the Issuer and the Company, and only if the written consent of the Trustee thereto is obtained, and only in accordance with the provisions of Article XII of the Indenture.
SECTION 8.7. GOVERNING LAW. This Agreement shall be governed exclusively by and construed in accordance with the applicable laws of the State.
SECTION 8.8. AUTHORIZED ISSUER AND COMPANY REPRESENTATIVES. Whenever under the provisions of this Agreement the approval of the Issuer or the Company is required to take some action at the request of the other, such approval of such request shall be given for the Issuer by the Authorized Issuer Representative and for the Company by the Authorized Company Representative, and the other party hereto and the Trustee shall be authorized to act on any such approval or request and neither party hereto shall have any complaint against the other or against the Trustee as a result of any such action taken.
SECTION 8.9. TERM OF THE AGREEMENT. This Agreement shall be in full force and effect from its date to and including such date as all of the Bonds issued under the Indenture shall have been fully paid or retired (or provision for such payment shall have been made as provided in the Indenture), provided that all representations and certifications by the Company as to all matters affecting the tax-exempt status of the Bonds and the covenants of the Company in Sections 4.2(c), 4.2(d), 4.2(e), 4.2(f) and 4.2(g) hereof shall survive the termination of this Agreement.
SECTION 8.10. CANCELLATION AT EXPIRATION OF TERM. At the acceleration, termination or expiration of the term of this Agreement and following full payment of the Bonds or provision for payment thereof and of all other fees and charges having been made in accordance with the provisions of this Agreement and the Indenture, the Issuer shall deliver to the Company any documents and take or cause the Trustee to take such actions as may be necessary to effectuate the cancellation and evidence the termination of this Agreement.
SECTION 8.11. BOND INSURANCE. The payment of the principal of and interest on the Bonds when due is to be insured under, and to the extent provided in, the Bond Insurance Policy, including the endorsements thereto, to be issued by the Bond Insurer, and the Issuer and the Company agree to be bound by the provisions contained in Appendix C to the Indenture and the Company agrees to be bound by the provisions contained in the Insurance Agreement. In the event of any conflict between the provisions of Appendix C to the Indenture and the provisions of this Agreement, the provisions of Appendix C shall govern and control.
All references in this Agreement to the Bond Insurer shall only apply so long as a Bond Insurance Policy issued by the Bond Insurer is in effect for any of the Bonds (and the Bond Insurer has not failed to comply with its payment obligations under the Bond Insurance Policy).
IN WITNESS WHEREOF, the Issuer and the Company have caused this Agreement to be executed in their respective corporate names and their respective corporate seals to be hereunto affixed and attested by their duly authorized officers, all as of the date first above written.
WASHOE COUNTY, NEVADA
(SEAL)
Attest:
SIERRA PACIFIC POWER COMPANY
(SEAL)
Attest:
IN WITNESS WHEREOF, the Issuer and the Company have caused this Agreement to be executed in their respective corporate names and their respective corporate seals to be hereunto affixed and attested by their duly authorized officers, all as of the date first above written.
WASHOE COUNTY, NEVADA
(SEAL)
Attest:
SIERRA PACIFIC POWER COMPANY
(SEAL)
Attest:
Exhibit 10(E)
FINANCING AGREEMENT
Dated as of November 1, 2006
By and Between
WASHOE COUNTY, NEVADA
and
SIERRA PACIFIC POWER COMPANY
RELATING TO
GAS AND WATER FACILITIES REFUNDING REVENUE BONDS
(SIERRA PACIFIC POWER COMPANY PROJECT)
SERIES 2006C
The amounts payable to the Issuer (except for amounts payable to, and certain rights and privileges of, the Issuer under Sections 4.2(e), 4.2(g), 5.3 and 6.4 hereof and any rights of the Issuer to receive any notices, certificates, requests, requisitions or communications hereunder) and certain other rights of the Issuer under this Financing Agreement have been pledged and assigned under the Indenture of Trust dated as of November 1, 2006, between the Issuer and The Bank of New York, as Trustee.
FINANCING AGREEMENT
TABLE OF CONTENTS
(This Table of Contents is not a part of this Agreement and is only for convenience of reference).
SECTION HEADING PAGE ------- ------- ---- ARTICLE I DEFINITIONS............................................. 1 ARTICLE II REPRESENTATIONS......................................... 6 Section 2.1. Representations and Covenants by the Issuer............. 6 Section 2.2. Representations by the Company.......................... 6 ARTICLE III ISSUANCE OF THE BONDS................................... 7 Section 3.1. Agreement to Issue Bonds; Application of Bond Proceeds.. 7 Section 3.2. Deposit of Additional Funds by Company; Redemption of Prior Bonds.......................................... 7 Section 3.3. Investment of Moneys in the Bond Fund and the Prior Bonds Redemption Fund................................ 7 Section 3.4. Tax Exempt Status of Bonds.............................. 8 ARTICLE IV LOAN AND PROVISIONS FOR REPAYMENT....................... 9 Section 4.1. Loan of Bond Proceeds................................... 9 Section 4.2. Loan Repayments and Other Amounts Payable............... 9 Section 4.3. No Defense or Set-Off................................... 11 Section 4.4. Payments Pledged and Assigned........................... 11 Section 4.5. Payment of the Bonds and Other Amounts.................. 11 ARTICLE V SPECIAL COVENANTS AND AGREEMENTS........................ 12 Section 5.1. Company to Maintain its Corporate Existence; Conditions Under Which Exceptions Permitted..................... 12 Section 5.2. Annual Statement........................................ 13 Section 5.3. Maintenance and Repair; Insurance; Taxes; Disposition... 13 Section 5.4. Recordation and Other Instruments....................... 14 Section 5.5. No Warranty by the Issuer............................... 14 Section 5.6. Agreement as to Ownership of the Project................ 14 Section 5.7. Company to Furnish Notice of Rate Period Adjustments; Liquidity Facility Requirements; Auction Rate Period Provisions........................................... 14 Section 5.8. Information Reporting, Etc.............................. 15 |
Section 5.9. Limited Liability of Issuer............................. 15 Section 5.10. Inspection of Project................................... 16 Section 5.11. Indenture Covenants..................................... 16 ARTICLE VI EVENTS OF DEFAULT AND REMEDIES.......................... 16 Section 6.1. Events of Default Defined............................... 16 Section 6.2. Remedies on Default..................................... 17 Section 6.3. No Remedy Exclusive..................................... 18 Section 6.4. Agreement to Pay Fees and Expenses of Counsel........... 18 Section 6.5. No Additional Waiver Implied by One Waiver; Consents to Waivers.............................................. 19 ARTICLE VII OPTIONS AND OBLIGATIONS OF COMPANY; PREPAYMENTS; REDEMPTION OF BONDS.................................. 19 Section 7.1. Option to Prepay........................................ 19 Section 7.2. Obligation to Prepay.................................... 19 Section 7.3. Notice of Prepayment.................................... 20 ARTICLE VIII MISCELLANEOUS........................................... 20 Section 8.1. Notices................................................. 20 Section 8.2. Assignments............................................. 21 Section 8.3. Severability............................................ 21 Section 8.4. Execution of Counterparts............................... 21 Section 8.5. Amounts Remaining in Bond Fund.......................... 21 Section 8.6. Amendments, Changes and Modifications................... 21 Section 8.7. Governing Law........................................... 21 Section 8.8. Authorized Issuer and Company Representatives........... 21 Section 8.9. Term of the Agreement................................... 22 Section 8.10. Cancellation at Expiration of Term...................... 22 Section 8.11. Bond Insurance.......................................... 22 Signature................................................................ 23 |
THIS FINANCING AGREEMENT made and entered into as of November 1, 2006, by and between WASHOE COUNTY, NEVADA, a political subdivision of the State of Nevada, party of the first part (hereinafter referred to as the "Issuer"), and SIERRA PACIFIC POWER COMPANY, a corporation duly organized and existing under the laws of the State of Nevada, party of the second part (hereinafter referred to as the "Company"),
WITNESSETH:
In consideration of the respective representations and agreements hereinafter contained, the parties hereto agree as follows (provided, that in the performance of the agreements of the Issuer herein contained, any obligation it may thereby incur shall not constitute or give rise to a pecuniary liability or a charge upon its general credit or against its taxing powers but shall be payable solely out of the Revenues (as hereinafter defined) derived from this Financing Agreement and the Bonds, as hereinafter defined):
ARTICLE I
DEFINITIONS
The following terms shall have the meanings specified in this Article unless the context clearly requires otherwise. The singular shall include the plural and the masculine shall include the feminine.
"Act" means the County Economic Development Revenue Bond Law, as amended, contained in Sections 244A.669 to 244A.763, inclusive, of the Nevada Revised Statutes.
"Administrative Expenses" means the reasonable and necessary expenses
(including the reasonable value of employee services and fees of Counsel)
incurred by the Issuer in connection with the Bonds, this Agreement, the
Indenture and any transaction or event contemplated by this Agreement or the
Indenture.
"Agreement" means this Financing Agreement by and between the Issuer and the Company, as from time to time amended and supplemented.
"Auction Agent" means the auction agent appointed in accordance with the provisions of the Indenture.
"Authorized Company Representative" means any person who, at the time, shall have been designated to act on behalf of the Company by a written certificate furnished to the Issuer, the Remarketing Agent and the Trustee containing the specimen signature of such person and signed on behalf of the Company by any officer of the Company. Such certificate may designate an alternate or alternates.
"Authorized Issuer Representative" means any person at the time designated to act on behalf of the Issuer by a written certificate furnished to the Company and the Trustee containing the specimen signature of such person and signed on behalf of the Issuer by its Chairman. Such certificate may designate an alternate or alternates.
"Bankruptcy Code" means the United States Bankruptcy Reform Act of 1978, as amended from time to time, or any substitute or replacement legislation.
"Bond" or "Bonds" means the Issuer's bonds identified in Section 2.02 of the Indenture.
"Bond Counsel" means the Counsel who renders the opinion as to the tax-exempt status of interest on the Bonds or other nationally recognized municipal bond counsel mutually acceptable to the Issuer and the Company.
"Bond Fund" means the fund created by Section 6.02 of the Indenture.
"Code" means the United States Internal Revenue Code of 1986, as amended, and regulations promulgated or proposed thereunder and, to the extent applicable to the Bonds or the Prior Bonds, the 1954 Code.
"Company" means Sierra Pacific Power Company, a Nevada corporation, and its successors and assigns and any surviving, resulting or transferee corporation as permitted in Section 5.1 hereof.
"Counsel" means an attorney at law or a firm of attorneys (who may be an employee of or counsel to the Issuer or the Company or the Trustee) duly admitted to the practice of law before the highest court of any state of the United States of America or of the District of Columbia.
"Delivery Agreement" means the Delivery Agreement dated the Dated Date, between the Company and the Trustee, as amended, supplemented or restated from time to time, pursuant to which the Company will issue to the Trustee the G&R Notes at the time of the initial authentication and delivery of the Bonds.
"Extraordinary Services" and "Extraordinary Expenses" means all services rendered and all expenses (including fees and expenses of Counsel) incurred under the Indenture and the Tax Agreement other than Ordinary Services and Ordinary Expenses.
"Force Majeure" means acts of God, strikes, lockouts or other industrial disturbances; acts of public enemies; orders or restraints of any kind of the governments of the United States or of the State, or any of their departments, agencies or officials, or any civil or military authority; insurrections; riots; landslides; lightning; earthquakes; fires; tornadoes; volcanoes; storms; droughts; floods; explosions, breakage, or malfunction or accident to machinery, transmission lines, pipes or canals, even if resulting from negligence; civil disturbances; or any other cause not reasonably within the control of the Company.
"G&R Indenture" means the General and Refunding Mortgage Indenture dated as of May 1, 2001 between the Company and the G&R Trustee, as amended and supplemented.
"G&R Notes" means the Company's $49,750,000 General and Refunding Mortgage Note, Series N, No. N-4, due March 1, 2036.
"G&R Trustee" means The Bank of New York, as trustee under the G&R Indenture or any successor trustee.
"Governing Body" means the Board of County Commissioners of the Issuer.
"Hereof," "herein," "hereunder" and other words of similar import refer to this Agreement as a whole.
"Indenture" means the Indenture of Trust relating to this Agreement between the Issuer and The Bank of New York, as Trustee, of even date herewith, pursuant to which the Bonds are authorized to be issued, including any indentures supplemental thereto or amendatory thereof.
"Issuer" means Washoe County, Nevada, and any successor body to the duties or functions of the Issuer.
"1954 Code" means the Internal Revenue Code of 1954, as amended, and the applicable regulations thereunder.
"Ordinary Services" and "Ordinary Expenses" means those services normally rendered and those expenses including fees and expenses of Counsel, normally incurred by a trustee or paying agent under instruments similar to the Indenture and the Tax Agreement.
"Owner" or "owner of Bonds" means the Person or Persons in whose name or names a Bond shall be registered on books of the Issuer kept by the Registrar for that purpose in accordance with the terms of the Indenture.
"Person" means natural persons, firms, partnerships, associations, corporations, trusts and public bodies.
"Prior Bonds" means the Series 1987 Bonds, the Series 1993A Bonds and the Series 1993B Bonds.
"Prior Bond Funds" means the Series 1987 Bond Fund, the Series 1993A Bond Fund and the Series 1993B Bond Fund.
"Prior Indentures" means the Series 1987 Indenture, the Series 1993A Indenture and the Series 1993B Indenture.
"Prior Trustees" means the Series 1987 Trustee, the Series 1993A Trustee and the Series 1993B Trustee.
"Project" means the Project as defined in the Project Certificate.
"Project Certificate" means the Company's Project and Refunding Certificate, delivered concurrently with the issuance of the Bonds, with respect to certain facts which are within the knowledge of the Company and certain reasonable assumptions of the Company, to enable Chapman and Cutler LLP, as Bond Counsel, to determine that interest on the Bonds is not includable in the gross income of the Owners of the Bonds for federal income tax purposes.
"Rebate Fund" means the Rebate Fund, if any, created and established pursuant to the Tax Agreement.
"Regulated Utility Company" means a corporation (or a limited liability company) engaged in the distribution of electricity, gas and/or water and which is regulated by the public utility commission where its primary distribution business is located.
"Remarketing Agent" means the remarketing agent, if any, appointed in accordance with Section 4.08 of the Indenture and any permitted successor thereto.
"Reorganization" means any reorganization, consolidation or merger of the Company or its affiliates, or any transfer or lease of a substantial portion of the assets of the Company or its affiliates, as a result of which the obligor under the Agreement or the obligor on the G&R Notes ceases to be a Regulated Utility Company.
"Series 1987 Bond Fund" means the fund established pursuant to Section 502 of the Series 1987 Indenture.
"Series 1987 Bonds" means the Issuer's Variable Rate Demand Gas and Water Facilities Refunding Revenue Bonds (Sierra Pacific Power Company Project) Series 1987, currently outstanding in the aggregate principal amount of $45,000,000.
"Series 1987 Indenture" means the Indenture of Trust dated March 1, 1987 between the Issuer and the Series 1987 Trustee, as trustee, pursuant to which the Series 1987 Bonds were issued.
"Series 1987 Trustee" means The Bank of New York Trust Company, N.A., as current trustee under the Series 1987 Indenture.
"Series 1993A Bond Fund" means the fund established pursuant to Section 5.02 of the Series 1993A Indenture.
"Series 1993A Bonds" means the Issuer's Water Facilities Refunding Revenue Bonds (Sierra Pacific Power Company Project) Series 1993A, currently outstanding in the aggregate principal amount of $9,800,000.
"Series 1993A Indenture" means the Indenture of Trust dated June 1, 1993 between the Issuer and the Series 1993A Trustee, as trustee, pursuant to which the Series 1993A Bonds were issued.
"Series 1993A Trustee" means The Bank of New York, as current trustee under the Series 1993A Indenture.
"Series 1993B Bond Fund" means the fund established pursuant to Section 5.02 of the Series 1993B Indenture.
"Series 1993B Bonds" means the Issuer's Gas and Water Facilities Refunding Revenue Bonds (Sierra Pacific Power Company Project) Series 1993B, currently outstanding in the aggregate principal amount of $30,000,000.
"Series 1993B Indenture" means the Indenture of Trust dated June 1, 1993 between the Issuer and the Series 1993B Trustee, as trustee, pursuant to which the Series 1993 Bonds were issued.
"Series 1993B Trustee" means The Bank of New York, as current trustee under the Series 1993B Indenture.
"State" means the State of Nevada.
"Tax Agreement" means the Tax Exemption Certificate and Agreement with respect to the Bonds, dated the date of delivery of the Bonds, among the Company, the Issuer and the Trustee, as from time to time amended and supplemented.
"Trust Estate" means the property conveyed to the Trustee pursuant to the Granting Clauses of the Indenture.
"Trustee" means The Bank of New York, as Trustee under the Indenture, and any successor Trustee appointed pursuant to Section 10.06 or 10.09 of the Indenture at the time serving as Trustee thereunder, and any separate or co-trustee serving as such thereunder.
"Water Project" means the facilities now owned by Truckee Meadows Water Authority which constitute a portion of the Project, as more fully described in the Project Certificate.
All other terms used herein which are defined in the Indenture shall have the same meanings assigned them in the Indenture unless the context otherwise requires.
ARTICLE II
REPRESENTATIONS
SECTION 2.1. REPRESENTATIONS AND COVENANTS BY THE ISSUER. The Issuer makes the following representations and covenants as the basis for the undertakings on its part herein contained:
(a) The Issuer is a duly organized and existing political subdivision of the State of Nevada. Under the provisions of the Act, the Issuer is authorized to enter into the transactions contemplated by this Agreement, the Indenture and the Tax Agreement and to carry out its obligations hereunder and thereunder. The Issuer has duly authorized the execution and delivery of this Agreement, the Indenture and the Tax Agreement.
(b) The Bonds are to be issued under and secured by the Indenture, pursuant to which certain of the Issuer's interests in this Agreement and the Revenues derived by the Issuer pursuant to this Agreement will be pledged and assigned as security for payment of the principal of, premium, if any, and interest on, the Bonds.
(c) The Governing Body of the Issuer has found that the issuance of the Bonds will further the public purposes of the Act.
(d) The Issuer has not assigned and will not assign any of its interests in this Agreement other than pursuant to the Indenture.
(e) No member of the Governing Body of the Issuer, nor any other officer of the Issuer, has any interest, financial (other than ownership of less than one-tenth of one percent (.1%) of the publicly traded securities issued by the Company or its affiliated corporations), employment or other, in the Company or in the transactions contemplated hereby.
SECTION 2.2. REPRESENTATIONS BY THE COMPANY. The Company makes the following representations as the basis for the undertakings on its part herein contained:
(a) The Company is a corporation duly incorporated under the laws of the State and is in good standing in the State, is qualified to do business as a foreign corporation in all other states and jurisdictions wherein the nature of the business transacted by the Company or the nature of the property owned or leased by it makes such licensing or qualification necessary, and has the power to enter into and by proper corporate action has been duly authorized to execute and deliver this Agreement and the Tax Agreement.
(b) Neither the execution and delivery of this Agreement or the Tax Agreement, the consummation of the transactions contemplated hereby and thereby, nor the fulfillment of or compliance with the terms and conditions of this Agreement and the Tax Agreement, conflicts with or results in a breach of any of the terms, conditions or
provisions of any corporate restriction or any agreement or instrument to which the Company is now a party or by which it is bound, or constitutes a default under any of the foregoing, or results in the creation or imposition of any lien, charge or encumbrance whatsoever upon any of the property or assets of the Company under the terms of any instrument or agreement other than the Indenture.
(c) The statements, information and descriptions contained in the Project Certificate and the Tax Agreement, as of the date hereof and at the time of the delivery of the Bonds to the Underwriter, are and will be true, correct and complete, do not and will not contain any untrue statement or misleading statement of a material fact, and do not and will not omit to state a material fact required to be stated therein or necessary to make the statements, information and descriptions contained therein, in the light of the circumstances under which they were made, not misleading.
ARTICLE III
ISSUANCE OF THE BONDS
SECTION 3.1. AGREEMENT TO ISSUE BONDS; APPLICATION OF BOND PROCEEDS. In order to provide funds to lend to the Company to refund the Prior Bonds as provided in Section 4.1 hereof, the Issuer agrees that it will issue under the Indenture, sell and cause to be delivered to the Underwriter, its Bonds in the aggregate principal amount of $84,800,000, bearing interest and maturing as set forth in the Indenture. The Issuer will thereupon deposit the proceeds received from the sale of the Bonds as follows: (1) in the Bond Fund, a sum equal to the accrued interest, if any, paid by the Underwriter; and (2) $84,800,000 in the Prior Bonds Redemption Fund to be remitted by the Trustee to the Prior Trustees for deposit in the Prior Bond Funds to be used to pay to the owners thereof the principal of the Prior Bonds upon redemption thereof.
SECTION 3.2. DEPOSIT OF ADDITIONAL FUNDS BY COMPANY; REDEMPTION OF PRIOR BONDS. The Company covenants that such additional amounts as may be required to redeem the Prior Bonds in accordance with Section 3.1 hereof will be timely deposited with the Prior Trustee pursuant to the Prior Indentures for such purpose. Income derived from the investment of the proceeds of the Bonds deposited in the several accounts of the Prior Bonds Redemption Fund will be used, to the extent available, to satisfy the obligations of the Company specified in this Section 3.2. The Company covenants that it will cause the Prior Bonds to be redeemed within 90 days after the issuance and delivery of the Bonds.
SECTION 3.3. INVESTMENT OF MONEYS IN THE BOND FUND AND THE PRIOR BONDS REDEMPTION FUND. Except as otherwise herein provided, any moneys held as a part of the Bond Fund and the Prior Bonds Redemption Fund shall be invested or reinvested by the Trustee at the specific written direction of an Authorized Company Representative as to specific investments, to the extent permitted by law, in:
(a) bonds or other obligations of the United States of America;
(b) bonds or other obligations, the payment of the principal of and interest on which is unconditionally guaranteed by the United States of America;
(c) obligations issued or guaranteed as to principal and interest by any agency or person controlled or supervised by and acting as an instrumentality of the United States of America pursuant to authority granted by the Congress of the United States of America;
(d) obligations issued or guaranteed by any state of the United States of America, or any political subdivision of any such state, or in funds consisting of such obligations to the extent described in Section 1.148-8(e)(3)(iii) of the 1992 Treasury Regulations;
(e) prime commercial paper;
(f) prime finance company paper;
(g) bankers' acceptances drawn on and accepted by commercial banks;
(h) repurchase agreements fully secured by obligations issued or guaranteed as to principal and interest by the United States of America or by any person controlled or supervised by and acting as an instrumentality of the United States of America pursuant to authority granted by the Congress of the United States of America;
(i) certificates of deposit issued by commercial banks, including banks domiciled outside of the United States of America; and
(j) units of taxable government money market portfolios composed of obligations guaranteed as to principal and interest by the United States of America or repurchase agreements fully collateralized by such obligations.
The investments so purchased shall be held by the Trustee and shall be deemed at all times a part of the fund and the accounts therein, if any, for which they were made and the interest accruing thereon and any profit realized therefrom shall be credited to such fund and the accounts therein, if any, subject to the provisions of the Tax Agreement. The Company agrees that to the extent any moneys in the Bond Fund represent moneys held for the payment of particular Bonds, or to the extent that any moneys are held for the payment of the purchase price of Bonds pursuant to Article IV of the Indenture, such moneys shall not be invested.
SECTION 3.4. TAX EXEMPT STATUS OF BONDS. The Company covenants and agrees that it has not taken or permitted and will not take or permit any action which results in interest paid on the Bonds being included in gross income of the holders or beneficial owners of the Bonds for purposes of federal income taxation (other than a holder or beneficial owner who is a "substantial user" of the Project or a "related person" within the meaning of Section 103(b)(13) of the 1954 Code). The Company covenants that none of the proceeds of the Bonds or the payments to be made under this Agreement, or any other funds which may be deemed to be
proceeds of the Bonds pursuant to Section 148(a) of the Code, will be invested or used in such a way, and that no actions will be taken or not taken, as to cause the Bonds to be treated as "arbitrage bonds" within the meaning of Section 148(a) of the Code. Without limiting the generality of the foregoing, the Company covenants and agrees that it will comply with the provisions of the Tax Agreement and the Project Certificate.
For purposes of the immediately preceding paragraph, the Company will be deemed to have taken or permitted or omitted to take any action which is taken or permitted or omitted by Truckee Meadows Water Authority, the owner of the Water Project, or any subsequent owner or operator of the Water Project or portion thereof. The Company has received a certificate dated the Dated Date from Truckee Meadows Water Authority with respect to the Water Project. This certificate is attached to the Project Certificate.
ARTICLE IV
LOAN AND PROVISIONS FOR REPAYMENT
SECTION 4.1. LOAN OF BOND PROCEEDS. (a) The Issuer agrees, upon the terms and conditions in this Agreement, to lend to the Company the proceeds (exclusive of accrued interest, if any) received by the Issuer from the sale of the Bonds in order to refund the Prior Bonds, and the Company agrees to apply the gross proceeds of such loan to the refunding of the Prior Bonds as set forth in Sections 3.1 and 3.2 hereof.
(b) The Issuer and the Company expressly reserve the right to enter into, to the extent permitted by law, an agreement or agreements other than this Agreement, with respect to the issuance by the Issuer, under an indenture or indentures other than the Indenture, of obligations to provide additional funds to refund all or any principal amount of the Bonds.
SECTION 4.2. LOAN REPAYMENTS AND OTHER AMOUNTS PAYABLE. (a) On each date
provided in or pursuant to the Indenture for the payment (whether at maturity or
upon redemption or acceleration) of principal of, and premium, if any, and
interest on, the Bonds, until the principal of, and premium, if any, and
interest on, the Bonds shall have been fully paid or provision for the payment
thereof shall have been made in accordance with the Indenture, the Company shall
pay to the Trustee in immediately available funds, for deposit in the Bond Fund,
as a repayment installment of the loan of the proceeds of the Bonds pursuant to
Section 4.1(a) hereof, a sum equal to the amount payable on such date (whether
at maturity or upon redemption or acceleration) as principal of, and premium, if
any, and interest on, the Bonds as provided in the Indenture; provided, however,
that the obligation of the Company to make any such repayment installment shall
be reduced by the amount of any moneys then on deposit in the Bond Fund and
available for such payment; and provided further, that the obligation of the
Company to make any such payment shall be deemed to be satisfied and discharged
to the extent provided for under a liquidity facility (if applicable) or under
the G&R Notes.
(b) The Company shall pay to the Trustee amounts equal to the amounts to be paid by the Trustee for the purchase of Bonds pursuant to Article IV of the Indenture. Such amounts shall be paid by the Company to the Trustee in immediately available funds on the date such
payments pursuant to Section 4.05 of the Indenture are to be made; provided, however, that the obligation of the Company to make any such payment shall be deemed to be satisfied and discharged to the extent moneys are available from the source described in clause (i) of Section 4.05(a) of the Indenture and to the extent moneys are available under any liquidity facility (if applicable).
(c) The Company agrees to pay to the Trustee (i) the fees of the Trustee for the Ordinary Services rendered by it and an amount equal to the Ordinary Expenses incurred by it under the Indenture and the Tax Agreement, as and when the same become due, and (ii) the reasonable fees, charges and expenses of the Trustee for reasonable Extraordinary Services and Extraordinary Expenses, as and when the same become due, incurred under the Indenture and the Tax Agreement. The Company agrees that the Trustee, its officers, agents, servants and employees, shall not be liable for, and agrees that it will at all times indemnify and hold harmless the Trustee, its officers, agents, servants and employees against, and pay all expenses of the Trustee, its officers, agents, servants and employees, relating to any lawsuit, proceeding or claim and resulting from any action or omission taken or made by or on behalf of the Trustee, its officers, agents, servants and employees pursuant to this Agreement, the Indenture or the Tax Agreement, that may be occasioned by any cause (other than the negligence or willful misconduct of the Trustee, its officers, agents, servants and employees). In case any action shall be brought against the Trustee in respect of which indemnity may be sought against the Company, the Trustee shall promptly notify the Company in writing and the Company shall be entitled to assume control of the defense thereof, including the employment of Counsel reasonably satisfactory to the Trustee and the payment of all expenses. The Trustee shall have the right to employ separate Counsel in any such action and participate in the defense thereof, but the fees and expenses of such Counsel shall be paid by the Trustee unless (i) the employment of such Counsel has been authorized by the Company, (ii) the Trustee has determined (which determination may be based upon an opinion of counsel delivered to the Trustee and furnished to the Company) that there may be a conflict of interest of such Counsel retained by the Company between the Company and the Trustee in the conduct of such defense, (iii) the Company ceases or terminates the employment of such Counsel retained by the Company or (iv) such Counsel retained by the Company withdraws with respect to such defense. The Company shall not be liable for any settlement of any such action without its consent, but if any such action is settled with the consent of the Company or if there be final judgment for the plaintiff in any such action, the Company agrees to indemnify and hold harmless the Trustee from and against any loss or liability by reason of such settlement or final judgment. The Company agrees that the indemnification provided herein shall survive the termination of this Agreement or the Indenture or the resignation of the Trustee. For purposes of this Section 4.2(c), the Trustee is deemed a third party beneficiary of this Agreement.
(d) The Company agrees to pay all costs incurred in connection with the issuance of the Bonds from sources other than Bond proceeds and the Issuer shall have no obligation with respect to such costs.
(e) The Company agrees to indemnify and hold harmless the Issuer and any member, officer, official or employee of the Issuer against any and all losses, costs, charges, expenses, judgments and liabilities created by or arising out of this Agreement, the Indenture, the
Remarketing Agreement, the Auction Agreement, the Bond Purchase Agreement, any Broker-Dealer Agreement or the Tax Agreement or otherwise incurred in connection with the issuance of the Bonds. The Company agrees to pay the Issuer its Closing Fee in connection with the issuance of the Bonds in the amount of $50,000. The Issuer may submit to the Company periodic statements, not more frequently than monthly, for its Administrative Expenses and the Company shall make payment to the Issuer of the full amount of each such statement within 30 days after the Company receives such statement.
(f) The Company agrees to pay (i) to the Remarketing Agent the reasonable fees, charges and expenses of such Remarketing Agent and (ii) to the Auction Agent the reasonable fees, charges and expenses of such Auction Agent, and the Issuer shall have no obligation or liability with respect to the payment of any such fees, charges or expenses.
(g) In the event the Company shall fail to make any of the payments required by (a) or (b) of this Section 4.2, the payment so in default shall continue as an obligation of the Company until the amount in default shall have been fully paid and the Company will pay interest to the extent permitted by law, on any overdue amount at the rate of interest borne by the Bonds on the date on which such amount became due and payable until paid. In the event that the Company shall fail to make any of the payments required by (c), (d), (e) or (f) of this Section 4.2, the payment so in default shall continue as an obligation of the Company until the amount in default shall have been fully paid, and the Company agrees to pay the same with interest thereon to the extent permitted by law at a rate 1% above the rate of interest then charged by the Trustee on 90- day commercial loans to its prime commercial borrowers until paid.
SECTION 4.3. NO DEFENSE OR SET-OFF. The obligation of the Company to make the payments pursuant to this Agreement shall be absolute and unconditional without defense or set-off by reason of any default by the Issuer under this Agreement or under any other agreement between the Company and the Issuer or for any other reason, it being the intention of the parties that the payments required hereunder will be paid in full when due without any delay or diminution whatsoever.
SECTION 4.4. PAYMENTS PLEDGED AND ASSIGNED. It is understood and agreed that all payments required to be made by the Company pursuant to Section 4.2 hereof (except payments made to the Trustee pursuant to Section 4.2(c) hereof, to the Remarketing Agent and the Auction Agent pursuant to Section 4.2(f) hereof, to the Issuer pursuant to Section 4.2(e) hereof and to any or all the Issuer and the Trustee and the Remarketing Agent pursuant to Section 4.2(g) hereof) and certain rights of the Issuer hereunder are pledged and assigned by the Indenture. The Company consents to such pledge and assignment. The Issuer hereby directs the Company and the Company hereby agrees to pay or cause to be paid to the Trustee all said amounts except payments to be made to the Remarketing Agent and the Auction Agent pursuant to Section 4.2(f) hereof and payments to be made to the Issuer pursuant to Sections 4.2(e) and (g) hereof. The Project will not constitute any part of the security for the Bonds, except to the extent that the Trustee as holder of G&R Notes has a lien on property under the G&R Indenture.
SECTION 4.5. PAYMENT OF THE BONDS AND OTHER AMOUNTS. The Bonds and interest and premium, if any, thereon shall be payable solely from (i) payments made by the Company to the
Trustee under Section 4.2(a) hereof and (ii) other moneys on deposit in the Bond Fund and available therefor.
Payments of principal of, and premium, if any, or interest on, the Bonds with moneys in the Bond Fund constituting proceeds from the sale of the Bonds or earnings on investments made under the provisions of the Indenture shall be credited against the obligation to pay required by Section 4.2(a) hereof.
Whenever any Bonds are redeemable in whole or in part at the option of the Company, the Trustee, on behalf of the Issuer, shall redeem the same upon the request of the Company and such redemption (unless conditional) shall be made from payments made by the Company to the Trustee under Section 4.2(a) hereof equal to the redemption price of such Bonds.
Whenever payment or provision therefor has been made in respect of the principal of, or premium, if any, or interest on, all or any portion of the Bonds in accordance with the Indenture (whether at maturity or upon redemption or acceleration or upon provision for payment in accordance with Article VIII of the Indenture), payments shall be deemed paid to the extent such payment or provision therefor has been made and is considered to be a payment of principal of, or premium, if any, or interest on, such Bonds. If such Bonds are thereby deemed paid in full, the Trustee shall notify the Company and the Issuer that such payment requirement has been satisfied. Subject to the foregoing, or unless the Company is entitled to a credit under this Agreement or the Indenture, all payments shall be in the full amount required by Section 4.2(a) hereof.
ARTICLE V
SPECIAL COVENANTS AND AGREEMENTS
SECTION 5.1. COMPANY TO MAINTAIN ITS CORPORATE EXISTENCE; CONDITIONS UNDER WHICH EXCEPTIONS PERMITTED. The Company agrees that during the term of this Agreement, it will maintain its corporate existence and its good standing in the State, will not dissolve or otherwise dispose of all or substantially all of its assets and will not consolidate with or merge into another corporation unless the acquirer of its assets or the corporation with which it shall consolidate or into which it shall merge shall (i) be a corporation organized under the laws of one of the states of the United States of America, (ii) be qualified to do business in the State, and (iii) assume in writing all of the obligations of the Company under this Agreement and the Tax Agreement. Any transfer of all or substantially all of the Company's generation assets shall not be deemed to constitute a "disposition of all or substantially all of the Company's assets" within the meaning of the preceding paragraph. Any such transfer of the Company's generation assets shall not relieve the Company of any of its obligations under this Agreement.
The Company hereby agrees that so long as any of the Bonds are insured by a Bond Insurance Policy issued by the Bond Insurer and the Bond Insurer shall not have failed to comply with its payment obligations under such Policy, in the event of a Reorganization, unless otherwise consented to by the Bond Insurer, the obligations of the Company under, and in respect of, the Bonds, the G&R Notes, the G&R Indenture and the Agreement shall be assumed
by, and shall become direct and primary obligations of, a Regulated Utility Company such that at all times the obligor under this Agreement and the obligor on the G&R Notes is a Regulated Utility Company. The Company shall deliver to the Bond Insurer a certificate of the president, any vice president or the treasurer and an opinion of counsel reasonably acceptable to the Bond Insurer stating in each case that such Reorganization complies with the provisions of this paragraph.
The Company need not comply with any of the provisions of this Section 5.1 if, at the time of such merger or consolidation, the Bonds will be defeased as provided in Article VIII of the Indenture. The Company need not comply with the provisions of the second paragraph of this Section 5.1 if the Bonds are redeemed as provided in Section 3.01(B)(3) of the Indenture or if the Bond Insurance Policy is terminated as described in Section 3.06 of the Indenture in connection with a purchase of the Bonds by the Company in lieu of their redemption.
SECTION 5.2. ANNUAL STATEMENT. The Company agrees to have an annual audit made by its regular independent certified public accountants and to furnish the Trustee (within 30 days after receipt by the Company) with a balance sheet and statement of income and surplus showing the financial condition of the Company and its consolidated subsidiaries, if any, at the close of each fiscal year and the results of operations of the Company and its consolidated subsidiaries, if any, for each fiscal year, accompanied by a report of said accountants that such statements have been prepared in accordance with generally accepted accounting principles. The Company's obligations under this Section 5.2 may be satisfied by delivering a copy of the Company's Annual Report on Form 10-K to the Trustee within 10 days after it is filed with the Securities and Exchange Commission.
Delivery of such reports, information and documents to the Trustee is for informational purposes only and the Trustee's receipt of such shall not constitute constructive notice of any information contained therein or determinable from information contained therein, including the Company's compliance with any of its covenants hereunder (as to which the Trustee is entitled to rely exclusively on officer's certificates).
SECTION 5.3. MAINTENANCE AND REPAIR; INSURANCE; TAXES; DISPOSITION. For so long as the Company shall own the Project or portion thereof (i) the Company shall maintain or cause to be maintained the Project (or portion thereof) in good repair and keep it properly insured and shall promptly pay or cause to be paid all costs thereof, and (ii) the Company shall promptly pay or cause to be paid all installments of taxes, installments of special assessments, and all governmental, utility and other charges with respect to the Project (or portion thereof), when due. The Company may, at its own expense and in its own name in good faith contest or appeal any such taxes, assessments or other charges, or installments thereof, but shall not permit any such taxes, assessments or other charges, or installments thereof, to remain unpaid if such nonpayment shall subject the Project or any part thereof to loss or forfeiture. The Company, subject to the provisions of Section 3.4 hereof, is not required by this Agreement to operate, or cause to be operated, any portion of the Project owned by the Company after the Company shall deem in its discretion that such continued operation by the Company is not advisable, and in such event the Company may sell, lease or retire all or any such portion of the Project. Subject to the provisions of Section 3.4 hereof, the net proceeds from such sale, lease or other disposition, if any, shall
belong to, and may be used for any lawful purpose by, the Company. Upon
disposition of the Project in its entirety by the Company in accordance with
this Section 5.3, the Company shall be discharged from its obligations to
operate, maintain, repair and insure the Project as set forth in this Section
5.3. Any such sale, lease or other disposition shall comply with the
requirements of the Tax Agreement. Under any and all circumstances, the Issuer
shall have no obligation whatsoever with respect to the operation, maintenance,
repair or insurance of the Project.
SECTION 5.4. RECORDATION AND OTHER INSTRUMENTS. The Company shall cause
such security agreements, financing statements and all supplements thereto and
other instruments as may be required from time to time to be kept, to be
recorded and filed in such manner and in such places as may be required by law
in order to fully preserve, protect and perfect the security of the Owners of
the Bonds and the rights of the Trustee, and to perfect the security interest
created by the Indenture. The Company agrees to abide by the provisions of
Section 5.11 of the Indenture to the extent applicable to the Company.
SECTION 5.5. NO WARRANTY BY THE ISSUER. The Issuer makes no warranty, either express or implied, as to the Project or that it will be suitable for the purposes of the Company or needs of the Company.
SECTION 5.6. AGREEMENT AS TO OWNERSHIP OF THE PROJECT. The Issuer and the Company agree that title to the Project shall not be in the Issuer, and that the Issuer shall have no interest in the Project.
SECTION 5.7. COMPANY TO FURNISH NOTICE OF RATE PERIOD ADJUSTMENTS;
LIQUIDITY FACILITY REQUIREMENTS; AUCTION RATE PERIOD PROVISIONS. The Company is
hereby granted the option to designate from time to time changes in Rate Periods
(and to rescind such changes) in the manner and to the extent set forth in
Section 2.03 of the Indenture. In the event the Company elects to exercise any
such option, the Company agrees that it shall cause notices of adjustments of
Rate Periods (or rescissions thereof) to be given to the Issuer, the Trustee and
the Remarketing Agent in accordance with Section 2.03(a), (b), (c), (d) or (e)
of the Indenture, and a copy of each such notice shall also be given at such
time to S&P and Moody's.
The Company hereby agrees that, so long as the Bonds are insured by a Bond Insurance Policy issued by the Bond Insurer and notwithstanding the provisions of Section 2.03 of the Indenture, it shall not give notice of its intention to adjust the Rate Period for the Bonds to a Daily Rate Period, a Weekly Rate Period or a Flexible Rate Period until the Company shall provide a liquidity facility reasonably acceptable to the Bond Insurer from a liquidity facility provider reasonably acceptable to the Bond Insurer in accordance with the Bond Insurer's liquidity facility requirements to be effective on the related date of adjustment.
If during any Auction Rate Period (i) consisting of Auction Periods of 35 days or less, the Bonds shall bear interest at the Maximum Interest Rate for a period in excess of 180 days, or (ii) consisting of one Auction Period of 180 days or more, the Bonds shall bear interest at the Maximum Interest Rate for such Period, the Company shall notify the Bond Insurer in writing of such event and agrees to cooperate with the Bond Insurer to take all steps reasonably necessary to adjust the Rate Period on the Bonds as soon as reasonably practicable in accordance with the
provisions of the Indenture to the Rate Period which the Remarketing Agent advises the Company and the Bond Insurer will be the lowest interest rate (taking into account all relevant costs) which would enable the Remarketing Agent to sell all the Bonds on the date of such adjustment at a price equal to 100% of the principal amount thereof (the "Lowest Interest Rate Period"). If at such time the Company shall be in default under the Agreement but the Bond Insurer shall not have failed to comply with its payment obligations under the Bond Insurance Policy, the Bond Insurer may, in its discretion, direct the Company to provide notice of the adjustment of the Rate Period on the Bonds to the Lowest Interest Rate Period in accordance with the provisions of Section 2.03 of the Indenture.
SECTION 5.8. INFORMATION REPORTING, ETC. The Issuer covenants and agrees that, upon the direction of the Company or Bond Counsel, it will mail or cause to be mailed to the Secretary of the Treasury (or his designee as prescribed by regulation, currently the Internal Revenue Service Center, Ogden, Utah) a statement setting forth the information required by Section 149(e) of the Code, which statement shall be in the form of the Information Return for Tax-Exempt Private Activity Bond Issues (Form 8038) of the Internal Revenue Service (or any successor form) and which shall be completed by the Company and Bond Counsel based in part upon information supplied by the Company and Bond Counsel.
SECTION 5.9. LIMITED LIABILITY OF ISSUER. Any obligation or liability of the Issuer created by or arising out of this Agreement or otherwise incurred in connection with the issuance of the Bonds (including without limitation any liability created by or arising out of the representations, warranties or covenants set forth herein or otherwise) shall not impose a debt or pecuniary liability upon the Issuer or the State or any political subdivision thereof, or a charge upon the general credit or taxing powers of any of the foregoing, but shall be payable solely out of the Revenues or other amounts payable by the Company to the Issuer hereunder or otherwise (including without limitation any amounts derived from indemnifications given by the Company).
Neither the issuance of the Bonds nor the delivery of this Agreement shall, directly or indirectly or contingently, obligate the Issuer or the State or any political subdivision thereof to levy any form of taxation therefor or to make any appropriation for their payment. Nothing in the Bonds or in the Indenture or this Agreement or the proceedings of the Issuer authorizing the Bonds or in the Act or in any other related document shall be construed to authorize the Issuer to create a debt of the Issuer or the State or any political subdivision thereof within the meaning of any constitutional or statutory provision of the State. The principal of, and premium, if any, and interest on, the Bonds shall be payable solely from the funds pledged for their payment in accordance with the Indenture and available therefor under this Agreement. Neither the State nor any political subdivision thereof shall in any event be liable for the payment of the principal of, premium, if any, or interest on, the Bonds or for the performance of any pledge, obligation or agreement of any kind whatsoever which may be undertaken by the Issuer. No breach of any such pledge, obligation or agreement may impose any pecuniary liability upon the Issuer or the State or any political subdivision thereof, or any charge upon the general credit or against the taxing power of the Issuer or the State or any political subdivision thereof.
SECTION 5.10. INSPECTION OF PROJECT. The Company agrees that the Issuer and the Trustee and their duly authorized representatives shall have the right at all reasonable times to enter upon and examine and inspect the Project property (other than the Water Project) and shall also be permitted, at all reasonable times, to examine the books and records of the Company insofar as they relate to the Project (other than the Water Project).
SECTION 5.11. INDENTURE COVENANTS. The Company covenants to observe and perform all of the obligations imposed on it under the Indenture.
ARTICLE VI
EVENTS OF DEFAULT AND REMEDIES
SECTION 6.1. EVENTS OF DEFAULT DEFINED. The following shall be "events of default" under this Agreement and the terms "event of default" or "default" shall mean, whenever they are used in this Agreement, any one or more of the following events:
(a) Failure by the Company to pay when due any amounts required to be paid under Section 4.2(a) hereof, which failure results in an event of default under subparagraph (a) or (b) of Section 9.01 of the Indenture; or
(b) Failure by the Company to pay or cause to be paid any payment required to be paid under Section 4.2(b) hereof, which failure results in an event of default under subparagraph (c) of Section 9.01 of the Indenture; or
(c) Failure by the Company to observe and perform any covenant, condition or agreement on its part to be observed or performed in this Agreement, other than as referred to in (a) and (b) above, for a period of 90 days after written notice, specifying such failure and requesting that it be remedied and stating that such notice is a "Notice of Default" hereunder, given to the Company by the Trustee or to the Company and the Trustee by the Issuer, unless the Issuer and the Trustee shall agree in writing to an extension of such time prior to its expiration; provided, however, if the failure stated in the notice cannot be corrected within the applicable period, the Issuer and the Trustee will not unreasonably withhold their consent to an extension of such time if corrective action is instituted within the applicable period and diligently pursued until the failure is corrected and such corrective action or diligent pursuit is evidenced to the Trustee by a certificate of an Authorized Company Representative; or
(d) A proceeding or case shall be commenced, without the application
or consent of the Company, in any court of competent jurisdiction seeking
(i) liquidation, reorganization, dissolution, winding-up or composition or
adjustment of debts, (ii) the appointment of a trustee, receiver,
custodian, liquidator or the like of the Company or of all or any
substantial part of its assets, or (iii) similar relief under any law
relating to bankruptcy, insolvency, reorganization, winding-up or
composition or adjustment of debts, and such proceeding or cause shall
continue undismissed, or an order, judgment, or decree approving or
ordering any of the foregoing shall be entered and shall continue in
effect for a period of 90 days; or an order for relief against the Company shall be entered against the Company in an involuntary case under the Bankruptcy Code (as now or hereafter in effect) or other applicable law; or
(e) The Company shall admit in writing its inability to pay its debts generally as they become due or shall file a petition in voluntary bankruptcy or shall make any general assignment for the benefit of its creditors, or shall consent to the appointment of a receiver or trustee of all or substantially all of its property, or shall commence a voluntary case under the Bankruptcy Code (as now or hereafter in effect), or shall file in any court of competent jurisdiction a petition seeking to take advantage of any other law relating to bankruptcy, insolvency, reorganization, winding-up or composition or adjustment of debts, or shall fail to controvert in a timely or appropriate manner, or acquiesce in writing to, any petition filed against it in an involuntary case under such Bankruptcy Code or other applicable law; or
(f) Dissolution or liquidation of the Company; provided that the term "dissolution or liquidation of the Company" shall not be construed to include the cessation of the corporate existence of the Company resulting either from a merger or consolidation of the Company into or with another corporation or a dissolution or liquidation of the Company following a transfer of all or substantially all of its assets as an entirety, under the conditions permitting such actions contained in Section 5.1 hereof; or
(g) The occurrence of an "event of default" under the Indenture.
The foregoing provisions of Section 6.1(c) are subject to the following limitations: If by reason of Force Majeure the Company is unable in whole or in part to carry out its agreements on its part herein contained, other than the obligations on the part of the Company contained in Article IV and Sections 5.3 and 6.4 hereof, the Company shall not be deemed in default during the continuance of such inability. The Company agrees, however, to remedy with all reasonable dispatch the cause or causes preventing the Company from carrying out its agreements; provided that the settlement of strikes, lockouts and other industrial disturbances shall be entirely within the discretion of the Company and the Company shall not be required to make settlement of strikes, lockouts and other industrial disturbances by acceding to the demands of the opposing party or parties when such course is in the sole judgment of the Company unfavorable to the Company.
SECTION 6.2. REMEDIES ON DEFAULT. Whenever any event of default referred to in Section 6.1 hereof shall have happened and be continuing, the Trustee, as assignee of the Issuer:
(a) shall, by notice in writing to the Company, declare the unpaid indebtedness under Section 4.2(a) hereof to be due and payable immediately, if concurrently with or prior to such notice the unpaid principal amount of the Bonds shall have been declared to be due and payable, and upon any such declaration the same (being an amount sufficient, together with other moneys available therefor in the Bond Fund, to
pay the unpaid principal of, premium, if any, and interest accrued on, the Bonds) shall become and shall be immediately due and payable as liquidated damages; and
(b) may take whatever action at law or in equity as may appear necessary or desirable to collect the payments and other amounts then due and thereafter to become due hereunder or to enforce performance and observance of any obligation, agreement or covenant of the Company under this Agreement.
Any amounts collected pursuant to action taken under this Section 6.2 shall be paid into the Bond Fund (unless otherwise provided in this Agreement) and applied in accordance with the provisions of the Indenture. No action taken pursuant to this Section 6.2 shall relieve the Company from the Company's obligations pursuant to Section 4.2 hereof.
No recourse shall be had for any claim based on this Agreement against any officer, director or stockholder, past, present or future, of the Company as such, either directly or through the Company, under any constitutional provision, statute or rule of law, or by the enforcement of any assessment or by any legal or equitable proceeding or otherwise.
Nothing herein contained shall be construed to prevent the Issuer from enforcing directly any of its rights under Sections 4.2(e), 4.2(g), 5.3 and 6.4 hereof.
The Company shall promptly notify the Issuer of any action taken by the
Company under the grant of authority from the Issuer under the last paragraph of
Section 9.01 of the Indenture.
SECTION 6.3. NO REMEDY EXCLUSIVE. No remedy herein conferred upon or reserved to the Issuer is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the Issuer or the Trustee to exercise any remedy reserved to it in this Article, it shall not be necessary to give any notice, other than such notice as may be herein expressly required. Subject to the provisions of the Indenture and hereof, such rights and remedies as are given the Issuer hereunder shall also extend to the Trustee. The Owners of the Bonds, subject to the provisions of the Indenture, shall be entitled to the benefit of all covenants and agreements herein contained.
SECTION 6.4. AGREEMENT TO PAY FEES AND EXPENSES OF COUNSEL. In the event the Company should default under any of the provisions of this Agreement and the Issuer or the Trustee should employ Counsel or incur other expenses for the collection of the indebtedness hereunder or the enforcement of performance or observance of any obligation or agreement on the part of the Company herein contained, the Company agrees that it will on written demand therefor pay to the Trustee or the Issuer (or to the Counsel for either of such parties if directed by such party), the reasonable fees and expenses of such Counsel and such other expenses so incurred by or on behalf of the Issuer or the Trustee.
SECTION 6.5. NO ADDITIONAL WAIVER IMPLIED BY ONE WAIVER; CONSENTS TO
WAIVERS. In the event any agreement contained in this Agreement should be
breached by either party and thereafter waived by the other party, such waiver
shall be limited to the particular breach so waived and shall not be deemed to
waive any other breach hereunder. No waiver shall be effective unless in writing
and signed by the party making the waiver. The Issuer shall have no power to
waive any default hereunder by the Company without the consent of the Trustee to
such waiver. The Trustee shall have the power to waive any default by the
Company hereunder, except a default under Section 3.4, 4.2(e), 4.2(g), 5.3 or
6.4 hereof, in so far as it pertains to the Issuer, without the prior written
concurrence of the Issuer. Notwithstanding the foregoing, if, after the
acceleration of the maturity of the outstanding Bonds by the Trustee pursuant to
Section 9.02 of the Indenture, (i) all arrears of principal of and interest on
the outstanding Bonds and interest on overdue principal and (to the extent
permitted by law) on overdue installments of interest at the rate of interest
borne by the Bonds on the date on which such principal or interest became due
and payable and the premium, if any, on all Bonds then Outstanding which have
become due and payable otherwise than by acceleration, and all other sums
payable under the Indenture, except the principal of and the interest on such
Bonds which by such acceleration shall have become due and payable, shall have
been paid, (ii) all other things shall have been performed in respect of which
there was a default, (iii) there shall have been paid the reasonable fees and
expenses of the Trustee and of the Owners of such Bonds, including reasonable
attorneys' fees paid or incurred and (iv) such event of default under the
Indenture shall be waived in accordance with Section 9.09 of the Indenture with
the consequence that such acceleration under Section 9.02 of the Indenture is
rescinded, then the Company's default hereunder shall be deemed to have been
waived and its consequences rescinded and no further action or consent by the
Trustee or the Issuer shall be required; provided that there has been furnished
an opinion of Bond Counsel to the effect that such waiver will not adversely
affect the exemption from federal income taxes of interest on the Bonds.
ARTICLE VII
OPTIONS AND OBLIGATIONS OF COMPANY;
PREPAYMENTS; REDEMPTION OF BONDS
SECTION 7.1. OPTION TO PREPAY. The Company shall have, and is hereby granted, the option to prepay the payments due hereunder in whole or in part at any time or from time to time (a) to provide for the redemption of Bonds pursuant to the provisions of Section 3.01(A) of the Indenture or (b) to provide for the defeasance of the Bonds pursuant to Article VIII of the Indenture. In the event the Company elects to provide for the redemption of Bonds as permitted by this Section, the Company shall notify and instruct the Trustee in accordance with Section 7.3 hereof to redeem all or any portion of the Bonds in advance of maturity. If the Company so elects, any redemption of Bonds pursuant to Section 3.01(A) of the Indenture may be made conditional.
SECTION 7.2. OBLIGATION TO PREPAY. The Company covenants and agrees that if all or any part of the Bonds are unconditionally called for redemption in accordance with the Indenture or become subject to mandatory redemption (except as otherwise provided in Section 3.02 of the
Indenture), it will prepay the indebtedness hereunder in whole or in part in an amount sufficient to redeem such Bonds on the date fixed for the redemption of such Bonds.
SECTION 7.3. NOTICE OF PREPAYMENT. Upon the exercise of the option granted to the Company in Section 7.1 hereof, or upon the Company having knowledge of the occurrence of any event requiring mandatory redemption of the Bonds in accordance with Section 3.01(B) of the Indenture, the Company shall give written notice to the Issuer, the Remarketing Agent, the Auction Agent and the Trustee. The notice shall provide for the date of the application of the prepayment made by the Company hereunder to the retirement of the Bonds in whole or in part pursuant to call for redemption and shall be given by the Company not less than five Business Days prior to the date notice of such redemption must be given by the Trustee to the Bondholders as provided in Section 3.02 of the Indenture or such later date as is acceptable to the Trustee and the Issuer.
ARTICLE VIII
MISCELLANEOUS
SECTION 8.1. NOTICES. (a) Except as otherwise provided herein, all notices,
certificates or other communications hereunder shall be sufficiently given if in
writing and shall be deemed given when mailed by first class mail, postage
prepaid, or by qualified overnight courier service, courier charges prepaid, or
by facsimile (receipt of which is orally confirmed) addressed as follows: if to
the Issuer, at 1001 East Ninth Street, Building A, Room 225, Reno, Nevada 89512,
or to telecopy number (775) 328-2037, Attention: Finance Director; if to the
Company, at 6100 Neil Road, Reno, Nevada 89520, or to telecopy number (702)
227-2250, Attention: Treasurer; if to the Trustee, at 385 Rifle Camp Road, West
Paterson, New Jersey 07424, or to telecopy number (973) 357-7840, Attention:
Corporate Trust Services; if to the Remarketing Agent, at the address set forth
in the Remarketing Agreement, if any; and if to the Auction Agent, at the
address set forth in the Auction Agreement, if any. In case by reason of the
suspension of regular mail service, it shall be impracticable to give notice by
first class mail of any event to the Issuer, to the Company, to the Remarketing
Agent, to the Auction Agent when such notice is required to be given pursuant to
any provisions of this Agreement, then any manner of giving such notice as shall
be satisfactory to the Trustee shall be deemed to be sufficient giving of such
notice. The Issuer, the Company, the Trustee, the Remarketing Agent and the
Auction Agent may, by notice pursuant to this Section 8.1, designate any
different addresses to which subsequent notices, certificates or other
communications shall be sent.
(b) The Trustee agrees to accept and act upon instructions or
directions pursuant to this Agreement sent by unsecured e-mail, facsimile
transmission or other similar unsecured electronic methods, provided,
however, that (a) the Company and/or Issuer, subsequent to such
transmission of written instructions, shall, upon request by the Trustee,
provide the originally executed instructions or directions to the Trustee,
(b) upon request by the Trustee, such originally executed instructions or
directions shall be signed by a person as may be designated and authorized
to sign for the Company and/or Issuer or in the name of the Company and/or
Issuer, by an authorized representative of the Company and/or Issuer, and
(c) upon the request by the Trustee, the Company and/or Issuer shall
provide to the Trustee an incumbency certificate listing
such designated persons, which incumbency certificate shall be amended whenever a person is to be added or deleted from the listing. If the Company and/or Issuer elects to give the Trustee e-mail or facsimile instructions (or instructions by a similar electronic method) and the Trustee elects to act upon such instructions, the Trustee's reasonable interpretation and understanding of such instructions shall be deemed controlling. The Trustee shall not be liable for any losses, costs or expenses arising directly or indirectly from the Trustee's reasonable reliance upon and compliance with such instructions notwithstanding that such instructions conflict or are inconsistent with a subsequent written instruction.
SECTION 8.2. ASSIGNMENTS. This Agreement may not be assigned by either party without consent of the other and the Trustee, except that the Issuer shall assign to the Trustee its rights under this Agreement (except under Sections 4.2(e), 4.2(g), 5.3, and 6.4 hereof) as provided by Section 4.4 hereof, and the Company may assign its rights under this Agreement to any transferee or any surviving or resulting corporation as provided by Section 5.1 hereof.
SECTION 8.3. SEVERABILITY. If any provision of this Agreement shall be held or deemed to be or shall, in fact, be illegal, inoperative or unenforceable, the same shall not affect any other provision or provisions herein contained or render the same invalid, inoperative, or unenforceable to any extent whatever.
SECTION 8.4. EXECUTION OF COUNTERPARTS. This Agreement may be simultaneously executed in several counterparts, each of which shall be an original and all of which shall constitute but one and the same instrument.
SECTION 8.5. AMOUNTS REMAINING IN BOND FUND. It is agreed by the parties
hereto that after payment in full of (i) the Bonds (or provision for payment
thereof having been made in accordance with the provisions of the Indenture),
(ii) the fees, charges and expenses of the Trustee in accordance with the
Indenture, (iii) the Administrative Expenses, (iv) the fees and expenses of the
Remarketing Agent, the Auction Agent and the Issuer and (v) all other amounts
required to be paid under this Agreement and the Indenture, any amounts
remaining in the Bond Fund shall belong to and be paid to the Company by the
Trustee.
SECTION 8.6. AMENDMENTS, CHANGES AND MODIFICATIONS. This Agreement may be amended, changed, modified, altered or terminated only by written instrument executed by the Issuer and the Company, and only if the written consent of the Trustee thereto is obtained, and only in accordance with the provisions of Article XII of the Indenture.
SECTION 8.7. GOVERNING LAW. This Agreement shall be governed exclusively by and construed in accordance with the applicable laws of the State.
SECTION 8.8. AUTHORIZED ISSUER AND COMPANY REPRESENTATIVES. Whenever under the provisions of this Agreement the approval of the Issuer or the Company is required to take some action at the request of the other, such approval of such request shall be given for the Issuer by the Authorized Issuer Representative and for the Company by the Authorized Company Representative, and the other party hereto and the Trustee shall be authorized to act on any such
approval or request and neither party hereto shall have any complaint against the other or against the Trustee as a result of any such action taken.
SECTION 8.9. TERM OF THE AGREEMENT. This Agreement shall be in full force and effect from its date to and including such date as all of the Bonds issued under the Indenture shall have been fully paid or retired (or provision for such payment shall have been made as provided in the Indenture), provided that all representations and certifications by the Company as to all matters affecting the tax-exempt status of the Bonds and the covenants of the Company in Sections 4.2(c), 4.2(d), 4.2(e), 4.2(f) and 4.2(g) hereof shall survive the termination of this Agreement.
SECTION 8.10. CANCELLATION AT EXPIRATION OF TERM. At the acceleration, termination or expiration of the term of this Agreement and following full payment of the Bonds or provision for payment thereof and of all other fees and charges having been made in accordance with the provisions of this Agreement and the Indenture, the Issuer shall deliver to the Company any documents and take or cause the Trustee to take such actions as may be necessary to effectuate the cancellation and evidence the termination of this Agreement.
SECTION 8.11. BOND INSURANCE. The payment of the principal of and interest on the Bonds when due is to be insured under, and to the extent provided in, the Bond Insurance Policy, including the endorsements thereto, to be issued by the Bond Insurer, and the Issuer and the Company agree to be bound by the provisions contained in Appendix C to the Indenture and the Company agrees to be bound by the provisions contained in the Insurance Agreement. In the event of any conflict between the provisions of Appendix C to the Indenture and the provisions of this Agreement, the provisions of Appendix C shall govern and control.
All references in this Agreement to the Bond Insurer shall only apply so long as a Bond Insurance Policy issued by the Bond Insurer is in effect for any of the Bonds (and the Bond Insurer has not failed to comply with its payment obligations under the Bond Insurance Policy).
IN WITNESS WHEREOF, the Issuer and the Company have caused this Agreement to be executed in their respective corporate names and their respective corporate seals to be hereunto affixed and attested by their duly authorized officers, all as of the date First above written.
WASHOE COUNTY, NEVADA
(SEAL)
Attest:
SIERRA PACIFIC POWER COMPANY
(SEAL)
Attest:
IN WITNESS WHEREOF, the Issuer and the Company have caused this Agreement to be executed in their respective corporate names and their respective corporate seals to be hereunto affixed and attested by their duly authorized officers, all as of the date first above written.
WASHOE COUNTY, NEVADA
(SEAL)
Attest:
SIERRA PACIFIC POWER COMPANY
(SEAL)
Attest:
(1) | Includes amortization of premiums, discounts, and capitalized debt expense and interest component of rent expense. |
Year ended December 31, | ||||||||||||||||||||
Amounts in 000s | 2006 | 2005 | 2004 | 2003 | 2002 | |||||||||||||||
EARNINGS AS DEFINED:
|
||||||||||||||||||||
Income (Loss) From Continuing Operations
After Interest Charges
|
$ | 57,709 | $ | 52,074 | $ | 18,577 | $ | (23,275 | ) | $ | (13,968 | ) | ||||||||
Income Taxes
|
$ | 27,829 | 28,379 | 325 | (12,237 | ) | (4,491 | ) | ||||||||||||
Income (Loss) From Continuing Operations
before Income Taxes
|
85,538 | 80,453 | 18,902 | (35,512 | ) | (18,459 | ) | |||||||||||||
|
||||||||||||||||||||
Fixed Charges
|
79,093 | 72,652 | 67,685 | 101,514 | 79,303 | |||||||||||||||
Capitalized Interest
|
$ | (5,505 | ) | (1,504 | ) | (2,849 | ) | (3,276 | ) | (1,858 | ) | |||||||||
Total
|
$ | 159,126 | $ | 151,601 | $ | 83,738 | $ | 62,726 | $ | 58,986 | ||||||||||
|
||||||||||||||||||||
FIXED CHARGES AS DEFINED:
|
$ | 79,093 | $ | 72,652 | $ | 67,685 | $ | 101,514 | $ | 79,303 | ||||||||||
Interest Expensed and Capitalized (1)
|
| | | | | |||||||||||||||
Total
|
79,093 | 72,652 | $ | 67,685 | $ | 101,514 | $ | 79,303 | ||||||||||||
|
||||||||||||||||||||
RATIO OF EARNINGS TO FIXED CHARGES
|
2.01 | 2.09 | 1.24 | |||||||||||||||||
|
||||||||||||||||||||
DEFICIENCY
|
$ | | $ | | $ | | $ | 38,788 | $ | 20,317 |
Exhibit 23(A)
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We consent to the incorporation by reference in Registration Statement No. 333-77523 on Form S-3, Registration Statement No. 333-92651 on Form S-8, Registration Statement No. 333-130186 on Form S-4, Registration Statement No. 333-72160 on Form S-3/A, and Registration Statement No. 333-135752 on Form S-3ASR, of our reports dated March 1, 2007, relating to the consolidated financial statements and financial statement schedules of Sierra Pacific Resources (which report expresses an unqualified opinion and includes and explanatory paragraph related to the adoption of Statement of Financial Accounting Standards No. 123(R) and the adoption of Statement of Financial Accounting Standards No. 158) and management's report on the effectiveness of internal control over financial reporting, appearing in this Annual Report on Form 10-K of Sierra Pacific Resources for the year ended December 31, 2006.
Deloitte & Touche LLP
Reno, Nevada
March 1, 2007
Exhibit 23(B)
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We consent to the incorporation by reference in Registration Statement No. 333-130189 on Form S-3, of our report dated March 1, 2007, relating to the consolidated financial statements and financial statement schedule of Nevada Power Company (which report expresses an unqualified opinion and includes an explanatory paragraph related to the adoption of Statement of Financial Accounting Standards No. 158) appearing in this Annual Report on Form 10-K of Nevada Power Company for the year ended December 31, 2006.
Deloitte & Touche LLP
Reno, Nevada
March 1, 2007
Exhibit 23(C)
CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
We consent to the incorporation by reference in Registration Statement No. 333-130191 on Form S-3, of our report dated March 1, 2007, relating to the consolidated financial statements and financial statement schedule of Sierra Pacific Power Company (which report expresses an unqualified opinion and includes an explanatory paragraph related to the adoption of Statement of Financial Accounting Standards No. 158) appearing in this Annual Report on Form 10-K of Sierra Pacific Power Company for the year ended December 31, 2006.
Deloitte & Touche LLP
Reno, Nevada
March 1, 2007
1. | I have reviewed this annual report on Form 10-K of Sierra Pacific Resources; | ||
2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; | ||
3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; | ||
4. | The registrants other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), and we have: |
(a) | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including their consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | ||
(b) | Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; | ||
(c) | Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | ||
(d) | Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
5. | The registrants other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrants auditors and the audit committee of registrants board of directors: |
(a) | All significant deficiencies and material weaknesses in the design or operation of internal controls over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | ||
(b) | Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
/s/ Walter M. Higgins, III | ||||
Walter M. Higgins III | ||||
Chief Executive Officer
Sierra Pacific Resources |
||||
1. | I have reviewed this annual report on Form 10-K of Nevada Power Company; | ||
2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; | ||
3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; | ||
4. | The registrants other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant, and we have: |
(a) | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including their consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | ||
(b) | [Paragraph omitted pursuant to SEC Release Nos. 33-8238 and 34-47986]; | ||
(c) | Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | ||
(d) | Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
5. | The registrants other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrants auditors and the audit committee of registrants board of directors: |
(a) | All significant deficiencies and material weaknesses in the design or operation of internal controls over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | ||
(b) | Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
/s/ Walter M. Higgins, III | ||||
Walter M. Higgins III | ||||
Chief Executive Officer
Nevada Power Company |
||||
1. | I have reviewed this annual report on Form 10-K of Sierra Pacific Power Company; | ||
2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; | ||
3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; | ||
4. | The registrants other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant, and we have: |
(a) | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including their consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | ||
(b) | [Paragraph omitted pursuant to SEC Release Nos. 33-8238 and 34-47986]; | ||
(c) | Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | ||
(d) | Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
5. | The registrants other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrants auditors and the audit committee of registrants board of directors: |
(a) | All significant deficiencies and material weaknesses in the design or operation of internal controls over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | ||
(b) | Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
/s/ Walter M. Higgins, III | ||||
Walter M. Higgins III | ||||
Chief Executive Officer
Sierra Pacific Power Company |
||||
1. | I have reviewed this annual report on Form 10-K of Sierra Pacific Resources; | ||
2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; | ||
3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; | ||
4. | The registrants other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)), and we have: |
(a) | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including their consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | ||
(b) | Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; | ||
(c) | Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | ||
(d) | Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
5. | The registrants other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrants auditors and the audit committee of registrants board of directors: |
(a) | All significant deficiencies and material weaknesses in the design or operation of internal controls over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | ||
(b) | Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
/s/ William D. Rogers | ||||
William D. Rogers | ||||
Chief Financial Officer
Sierra Pacific Resources |
||||
1. | I have reviewed this annual report on Form 10-K of Nevada Power Company; | ||
2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; | ||
3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; | ||
4. | The registrants other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant, and we have: |
(a) | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including their consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | ||
(b) | [Paragraph omitted pursuant to SEC Release Nos. 33-8238 and 34-47986]; | ||
(c) | Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | ||
(d) | Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
5. | The registrants other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrants auditors and the audit committee of registrants board of directors: |
(a) | All significant deficiencies and material weaknesses in the design or operation of internal controls over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | ||
(b) | Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
/s/ William D. Rogers | ||||
William D. Rogers | ||||
Chief Financial Officer
Nevada Power Company |
||||
1. | I have reviewed this annual report on Form 10-K of Sierra Pacific Power Company; | ||
2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; | ||
3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; | ||
4. | The registrants other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant, and we have: |
(a) | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including their consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; | ||
(b) | [Paragraph omitted pursuant to SEC Release Nos. 33-8238 and 34-47986]; | ||
(c) | Evaluated the effectiveness of the registrants disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and | ||
(d) | Disclosed in this report any change in the registrants internal control over financial reporting that occurred during the registrants most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrants internal control over financial reporting; and |
5. | The registrants other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrants auditors and the audit committee of registrants board of directors: |
(a) | All significant deficiencies and material weaknesses in the design or operation of internal controls over financial reporting which are reasonably likely to adversely affect the registrants ability to record, process, summarize and report financial information; and | ||
(b) | Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal control over financial reporting. |
/s/ William D. Rogers | ||||
William D. Rogers | ||||
Chief Financial Officer
Sierra Pacific Power Company |
||||
1. | this report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and | ||
2. | the information contained in this report fairly presents, in all material respects, the financial condition and results of operations of the registrant. |
/s/ Walter M. Higgins, III
|
||
Chief Executive Officer
|
||
Sierra Pacific Resources
|
||
March 1, 2007
|
1. | this report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and | ||
2. | the information contained in this report fairly presents, in all material respects, the financial condition and results of operations of the registrant. |
/s/ Walter M. Higgins, III
|
||
Chief Executive Officer
|
||
Nevada Power Company
|
||
March 1, 2007
|
1. | this report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and | ||
2. | the information contained in this report fairly presents, in all material respects, the financial condition and results of operations of the registrant. |
/s/ Walter M. Higgins, III
|
||
Chief Executive Officer
|
||
Sierra Pacific Power Company
|
||
March 1, 2007
|
1. | this report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and | ||
2. | the information contained in this report fairly presents, in all material respects, the financial condition and results of operations of the registrant. |
/s/ William D. Rogers
|
||
Chief Financial Officer
|
||
Sierra Pacific Resources
|
||
March 1, 2007
|
1. | this report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and | ||
2. | the information contained in this report fairly presents, in all material respects, the financial condition and results of operations of the registrant. |
/s/ William D. Rogers
|
||
Chief Financial Officer
|
||
Nevada Power Company
|
||
March 1, 2007
|
1. | this report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and | ||
2. | the information contained in this report fairly presents, in all material respects, the financial condition and results of operations of the registrant. |
/s/ William D. Rogers
|
||
Chief Financial Officer
|
||
Sierra Pacific Power Company
|
||
March 1, 2007
|